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Official
Community Plan
BYLAW NO. 2200
CITY OF LANGFORD OCP REFRESH/RETHINK|JANUARY 2025 DRAFT
Land Acknowledgement
The City of Langford acknowledges and honours the traditional territories of the Coast Salish,
specifically Xwsepsum (Esquimalt), Lekwungen (Songhees), Sc'ianew (Beecher Bay), and the
WSÁNEĆ Peoples represented by the Tsartlip, Pauquachin, Tsawout, Tseycum, and Malahat
Nations. We thank them for sharing this beautiful land.
The City of Langford acknowledges and honours the importance of listening, understanding,
and engaging meaningfully and intentionally with local First Nations. The City is committed
to building strong relationships with the local Nations and is committed to ensuring this work
is a priority and approached in a good way. While there is much work to do, and will be an
ongoing evolving process, the City is going to start by understanding the priorities of all local
First Nations on a one-on-one basis. This Plan may be enhanced to honour what we learn and
will keep the City accountable to our commitments. This approach to building relationships
with local First Nations will be applied to all City projects and initiatives with the commitment
of being accountable partners, and strong allies to the Indigenous community.
The City will work to implement the actions specific to local government as outlined in the
Truth and Reconciliation Commission of Canada: Calls to Action
Background on this new Official Community Plan . . . . 2
What We Heard . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
Targets and Commitments . . . . . . . . . . . . . . . . . . . . 11
Emphasizing Urban Infill . . . . . . . . . . . . . . . . . . . . . 14
Mobility Choice, Not Car Dependency . . . . . . . . . . . 18
Land-Use and Growth Management Strategy . . . . . 27
Land-Use Designations . . . . . . . . . . . . . . . . . . . . . 30
High Quality City-Building . . . . . . . . . . . . . . . . . . . 52
Emphasizing Housing Action . . . . . . . . . . . . . . . . . . 60
Climate Action and Sustainable Infrastructure . . . . 66
Protecting Ecological Systems and Biodiversity . . . . 72
Economic Resilience and Prosperity . . . . . . . . . . . . 78
Embracing the Creative City . . . . . . . . . . . . . . . . . 83
Food Systems and Security . . . . . . . . . . . . . . . . . . 89
Parks, Places, and Services for People . . . . . . . . . . 95
Appendix A: Development Permit Areas . . . . . . . . 103
Appendix B: Regional Context Statement . . . . . . . . 115
Appendix C: Sand and Gravel Deposits . . . . . . . . . 122
Contents
PART 1
PART 2
PART 3
PART 4
PART 5
PART 6
PART 7
PART 8
PART 9
PART 10
PART 11
PART 12
PART 13
PART 14
PART 1
Background on this new
Official Community Plan
CITY OF LANGFORD OCP | BYLAW NO. 2200
2
Background on this new Official Community
Plan
Introduction
The City of Langford is a rapidly growing community
that has been transitioning from a primarily suburban
municipality to a vibrant urban destination in the
heart of the capital region. With a population increase
of nearly 60% over the past two census periods,
Langford continues to be one of the fastest growing
cities in Canada.
Generally, growth and change has been accepted and
even embraced by Langford residents, as it brings
numerous benefits to the community. For instance,
increased tax revenues from new development
has been reinvested into enhancing public spaces,
improving amenities, and building new facilities.
Additionally, new development has created jobs,
expanded services, and provided affordable housing
options, along with a more diverse housing market.
PART 1: Background on this new OCP
Throughout this change, Langford has remained one
of the most affordable cities in the region.
At the same time, many residents have been calling
for a more strategic, purposeful and proactive
approach to community planning and development.
This OCP lays the groundwork for future development
by strategically aligning community objectives
with best practices in city planning and prioritizing
the direction of future growth. This new Plan is
intended to address the multiple challenges facing
our community while providing greater clarity on the
location and nature of new development as Langford
enters a new era of growth.
CITY OF LANGFORD OCP | BYLAW NO. 2200
3
An Official Community Plan (OCP) is a long-term
land use plan and policy document that guides a
municipality's growth and development. The vision set
by an OCP reflects the input of residents, community
partners, professionals, and municipal staff who
contributed to its creation. It also incorporates
best practices in city planning, tailored to the local
context. By integrating land use, transportation,
economy, environment, urban design, quality of life,
community needs, and services, the OCP provides
a comprehensive strategy for decision-making and
dialogue about the city's future.
An Official Community Plan is a
long-term land use plan and policy
document that guides a municipality's
growth and development.
This OCP outlines how the city will grow to address
both current and future challenges while ensuring
accountability, transparency, and follow-through on
community objectives. Rather than replacing the
previous OCP entirely, many of its valuable policies
have been retained and enhanced. This "refresh"
approach allows the City to build on existing
strengths while incorporating bold new ideas.
In this way, key sections have been strategically
consolidated, reorganized, and refined to make
meaningful progress while optimizing public time
and resources.
A significant shift in this OCP is its emphasis on
implementation and outcomes. Rather than planning
for a fixed number of years with uncertain outcomes,
the refreshed OCP plans for a population of 100,000
residents. This approach offers the key advantage
of zeroing in on what Langford needs to support
this milestone, no matter how long it takes to get
there. It's an example of "planning for outcomes
rather than timeframes;" a best practice that keeps
the city's growth strategies relevant over time with
unknown variables.
The strategic direction of this OCP is organized
around "desired outcomes," which serve as
specific goals for the future. Each desired outcome
is supported by a range of policies that guide
implementation, resourcing, and strategic planning.
By focusing on outcomes, this OCP provides a flexible,
forward-thinking framework that adapts to changing
conditions while keeping the City on course toward
its long-term vision.
It is acknowledged that conditions and public
priorities can shift as new opportunities and
challenges emerge. For this reason, the Local
Government Act states that an OCP does not commit
or authorize a municipality to implement policies
specified in the Plan. However, any new or amended
bylaws or works undertaken by a Council must align
with the OCP. In this way, an OCP serves as a high-
level guide for growth and development, while
other municipal plans, bylaws, and policies work in
coordination to implement its objectives.
The next critical step in achieving the OCP's desired
outcomes is the completion of several key projects,
including a Transportation Master Plan, an Active
Transportation Plan, a Climate Action Master Plan,
a Parks and Trails Master Plan, an Arts and Culture
Strategy, and an Economic Development Strategy.
These initiatives will outline specific actions to
support community-wide objectives, such as updating
City Bylaws--including the Zoning Bylaw and the
Subdivision and Development Servicing Bylaw--
to shape future development and infrastructure
improvements. They will help to establish how new
amenities and community benefits are integrated into
developments, guide strategic property acquisitions
and capital investments, and identify opportunities
to enhance transportation networks with active
transportation and transit-priority infrastructure. As
these implementation measures take shape, the OCP
will be updated to ensure a cohesive, integrated plan
for Langford's future.
What is an Official Community Plan?
PART 1: Background on this new OCP
CITY OF LANGFORD OCP | BYLAW NO. 2200
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The reference to 100,000 residents in this OCP does not reflect a
population goal for Langford, but it isn't a random number either.
Langford has been growing quickly and consistently for the last
two decades. In fact, Langford was the third fastest growing city in
Canada between 2016 and 2021. Past projections have suggested
that Langford could reach 100,000 residents within 15-20 years,
but we can't know with real certainty when we will hit this
number. What we do know is that growth is expected to continue.
Expectations outlined in the Capital Regional District's (CRD)
Regional Growth Strategy and the new Provincial housing
legislation point to the need for Langford to accommodate
regional growth expectations. In fact, Provincial housing legislation
now requires local governments to calculate the five- and 20-
year housing needs for their community using standardized
methodology and data sources, and account for the identified
number of new homes in both their OCPs and Zoning Bylaws.
For Langford, the 20-year housing need is projected to be nearly
17,000 new homes, which will add approximately 42,000 new
residents to Langford's 2024 population of just over 58,000.
The projected housing needs of the city must be reviewed and
adjusted every five years to account for changing needs and the
actual pace of new growth. For the time being, this housing needs
projection roughly aligns with the 100,000 residents accounted
for in this OCP.
To be clear, Langford's growth isn't expected to be "finished"
when we reach 100,000 people. Rather, that would signify
the ending of this Plan's tenure, and the beginning of the next
planning phase for the city. In other words, 100,000 is not a
new density decision, but density that is already expected,
and required to be planned for through the Provincial housing
legislation. The key decisions in this new OCP involve where and
how we grow.
What do we mean by a Plan for 100,000
residents?
PART 1: Background on this new OCP
CITY OF LANGFORD OCP | BYLAW NO. 2200
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In 2023, the City's first Five-Year Strategic Plan was
adopted. This is different from the OCP in that it is a
separate Council Plan that outlines their vision, core
values, and key priorities to guide decision making
on a range of topics over a five-year period. In the
Strategic Plan, Council identified and prioritized many
strategic objectives around the "Five Crises" that are
Tackling the Five Crises
facing all cities, including Langford. These crises are so
significant and daunting that they require a shared set
of goals and actions if they are to be comprehensively
and successfully addressed. The Five Crises, and how
the City can address the complex challenges they
represent through this OCP, are emphasized in this
OCP.
THE FIVE CRISES
2 - Housing and Affordability Crises
Housing and transportation represent the two biggest costs in determining how affordable or
unaffordable our city will be as it grows. The new OCP decisions around density, land-use mix,
community completeness, housing types and tenures, and mobility options will either greatly
support or hinder our affordability goals.
1 - Climate Crisis
The way we plan and build our cities and suburbs will determine a large part of our success or
failure in mitigating the climate crisis. How far and how fast we go with the decisions contained in
the new OCP, particularly our land-use and transportation decisions, will be the most important
step our community will take toward this goal.
5 - Infrastructure Cost Crisis
Where and how we grow has a powerful effect on overall urban economics, and particularly the
infrastructure, services, amenities, and municipal taxes that residents and the City can or can't
afford. In short, some types and locations of growth cost a lot more public funding, both initially
and over the long term, than others. Growth that positively contributes to the local economy,
and even subsidizes more expensive growth, both immediately and in the long term, will be
emphasized in this OCP.
4 - Public Health Crisis
The way we build cities and suburbs dramatically affects our individual health and the overall
public health system. This is due to the health implications of designing opportunities for regular
activity and environmental quality into our communities. The land-use and transportation
policies that guide the new OCP will be the bedrock for a healthier city as we grow.
3 - Equity Crisis
The extent to which our city and its opportunities are equitable and accessible for all citizens,
now and in the future, is strongly influenced by our city-building practices and policies. Such
policies and practices guide decisions that support creating more housing options, the availability
of viable transportation choices, and how the community's many needs are met. The new OCP
policy choices seek to enable a more equitable city throughout every part of the Plan.
PART 1: Background on this new OCP
CITY OF LANGFORD OCP | BYLAW NO. 2200
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An effective Official Community Plan (OCP) begins with
a strong, community-driven vision for the future. To
ensure this vision was accurately captured, community
feedback was actively sought and integrated in
multiple phases throughout the planning process.
In addition to public input, one of the most common
best practices in OCP development is to centre the
Plan around "Big Ideas." These Big Ideas, shared
with the public during the engagement process,
Designing the Plan around Big Ideas
are designed to strategically address the needs of
a growing population of 100,000, while tackling
critical challenges such as climate change, housing
affordability, social equity, public health, and rising
infrastructure costs--the 'Five Crises'.
Some of these Big Ideas are reflected as distinct policy
sections within the OCP, while others serve as the
foundational principles that underpin all policies and
land-use strategies.
PART 1: Background on this new OCP
OCP BIG IDEAS
The Five
Crises
All policies put forth in the OCP will
either directly or indirectly address
one or more of the Five Crises.
Measuring
Success
Use clear and quantifiable
measurables wherever possible
in the OCP to strengthen
accountability, transparency, and
follow-through.
Quality
City-Building
Strengthen, clarify, and consolidate
our urban design, amenities,
mobility, and parks/urban nature
policies by creating a new section
of the OCP focused entirely on high
quality city-building.
New City
Centre Policy
Explore what new or expanded
role the City Centre, and a clearly
defined downtown within it,
will play in accommodating new
development.
Parks,
People-Places,
and Urban
Nature
Coordinate our parks and urban
nature policies, while improving
our understanding and approaches
to urban people-places (including
squares, plazas, and transformed
streets) that aren't necessarily parks.
Centres,
Corridors, and
Complete
Communities
Review how we manage growth,
along with the type, number,
location, and size of urban centres
and corridors.
Transportation
and
Mobility
Emphasize more sustainable and
equitable transportation options to
provide more choice in how we get
around, and explore how 42,000
new residents will move around the
city without needing a lot more cars.
A "Made in
Langford"
Approach
Apply a local lens to ensure we
address the new Provincial housing
legislation in a way that strategically
benefits the future of Langford
while addressing the Five Crises.
PART 2
What We Heard
CITY OF LANGFORD OCP | BYLAW NO. 2200
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What We Heard
Engagement Activities and Reach
The public engagement process was divided into two
main phases, each involving various consultation
methods:
Phase 1 (Summer 2024):
ӓ
Online Survey
404 responses collected.
ӓ
In-Person Engagement
Five community pop-up events reaching
600+ residents.
ӓ
Social Media & Digital Outreach
Over 5,000 views on Facebook and Instagram,
advertisements in local newspapers, and digital
platforms.
ӓ
Total Project Website Visits
3,260 visitors.
Phase 2 (Fall 2024):
ӓ
Online Surveys
741 responses collected from 347 individuals
across four surveys.
ӓ
In-Person Engagement
Open House event at Ruth King Elementary
School, attended by approximately 85 residents.
ӓ
Social Media & Digital Outreach
25,000+ views across digital campaigns, print ads
in Times Colonist and Goldstream Gazette.
ӓ
Total Project Website Visits
3,691 visitors.
PART 2: What We Heard
The City of Langford launched a multi-phase
engagement process to update its Official
Community Plan (OCP), involving extensive
public outreach, including online surveys, in-
person events, and digital media campaigns,
to gather input on key community planning
priorities.
Engagement efforts focused on themes such
as housing, transportation, sustainability, and
community livability.
CITY OF LANGFORD OCP | BYLAW NO. 2200
9
Key Themes Across the Public Engagement Process
PART 2: What We Heard
ӓ
Strong preference for higher-density housing near transit
corridors and urban centers while minimizing urban
sprawl.
ӓ
Support for mixed-use developments that integrate
residential, commercial, and green spaces.
ӓ
Concerns over rapid development, construction impacts,
and the need for more family-sized housing options.
ӓ
Widespread support for improved public transit.
ӓ
Calls for enhanced pedestrian and cycling infrastructure
to promote active transportation.
ӓ
Concerns about congestion and inadequate infrastructure
to support new development.
ӓ
Strong support for policies to increase parks, trails, and
urban forests.
ӓ
Demand for vibrant, walkable neighbourhoods with
access to local shops, services, and amenities.
ӓ
Emphasis on community gathering spaces, such as urban
plazas and public markets, to foster social interaction.
ӓ
Calls for development that aligns with infrastructure
upgrades, including roads, schools, and healthcare.
ӓ
Mixed opinions on building height limits, with some
favouring mid-rise development (four to six storeys) and
others preferring higher density in strategic areas.
ӓ
Concerns about ensuring new developments contribute
to public amenities and community improvements.
Housing and
Urban Growth
Transportation
and Mobility
Community
Livability and
Green Spaces
Balanced
Development and
Infrastructure
PART 3
Targets and Commitments
CITY OF LANGFORD OCP | BYLAW NO. 2200
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The Commitment
Ensure OCP priorities, measurable targets, and
implementation actions are included in annual
financial, strategic, and legislated decision-
making frameworks and reporting processes.
Targets and
Commitments
PART 3: Targets and Commitments
A key objective of this OCP is to enhance
accountability, transparency, and follow-through
to effectively achieve the community's long-term
goals. In support of this commitment, all measurable
targets from each section of the OCP are consolidated
and tracked to ensure they remain a central focus
throughout the Plan's implementation.
The success of the OCP implementation depends on
maintaining strong alignment with Corporate (Five-
Year) Financial Planning, Council Strategic Plans,
departmental work programs, and the availability
of funding. To advance the OCP's objectives, capital
planning must be coordinated with the Plan's
priorities to guide investments and resource allocation
that support the community's vision.
To uphold accountability and transparency, these
targets will be reviewed annually. This review will
assess progress on key actions and measurable
targets, consider updates to corporate planning
documents, and identify any emerging trends, risks,
or opportunities. Staff will prepare an annual report
to Council summarizing implementation progress,
outcomes, and any recommended adjustments to
maintain alignment with both corporate priorities and
the OCP.
CITY OF LANGFORD OCP | BYLAW NO. 2200
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PART 3: Targets and Commitments
1. Continue to work with Indigenous partners,
celebrate Indigenous culture, and ensure that
our work is grounded with the intentional lens of
truth and reconciliation.
2. Achieve a multi-modal transportation system
that sees 42% of all trips made by walking,
rolling, cycling, and/or public transit by 100,000
residents.
3. Work with BC Transit to increase the public transit
mode-share target for Langford beyond their
current target of 10% by 2050.
4. Ensure all areas of Langford's City Centre and
Urban Centres have a walk score of 70 or
higher by the time we reach 100,000 residents
(indicating most errands can be accomplished
within a short walk, roll, or bike ride).
5. Achieve a minimum of 5,081 new homes by 2030
and 16,942 new homes by 2045.
6. Reduce the number of households experiencing
Core Housing Need to below 10% by the 2026
census.
7. Reduce the City's corporate emissions by 50%
(from 2007 levels) by 2030, and achieve net zero
emissions by 2050.
8. Decrease community-wide GHG emissions by
61% from 2007 levels by 2038.
9. Ensure an urban forest canopy of at least 40% in
2050.
10. Plant at least 300-600 new trees (excluding
replacement trees) per year on public and private
property.
11. Establish a minimum of one community garden
per neighborhood by the time we reach 100,000
residents.
12. Increase the amount City-owned parkland by
50% by the time we reach 100,000 residents.
13. Ensure 95% of residents live within 400m of a
usable park or public space by the time we reach
100,000 residents.
Targets and Commitments
PART 4
Emphasizing Urban Infill
CITY OF LANGFORD OCP | BYLAW NO. 2200
14
Emphasizing
Urban Infill
The Commitment
The majority of new growth, except for the
completion of existing zoned approvals for
greenfield developments, will be through urban
multi-modal infill development, with no new
car-dependent greenfield rezoning permissions
given in the city relative to this OCP to 100,000
residents.
PART 4: Emphasizing Urban Infill
As noted, about 17,000 new homes will be needed to
support a population of 100,000 and meet Langford's
Housing Needs Report requirements. Significantly,
approximately 40%-50% of this housing is already
accounted for through previous zoning approvals.
These zoned lands include considerable areas of
lower-density development that are generally car-
dependent today, although it is anticipated that
new commercial and mixed-use areas will emerge
to improve access to shops, services, amenities, and
public transit as build-out occurs.
To support growth based on the Big Ideas of this
OCP and the sustainable vision of the community
established through public engagement, the new
housing approvals enabled by this OCP focus on denser,
multi-modal, multi-family "infill" development in the
City Centre, existing and new Urban Centres, Corridors,
and Complete Communities (see Part 6 - Land Use and
Growth Management Strategy).
In the context of this OCP, infill refers to compact urban
development generally located within the built-up
urban areas that are supported by walking, rolling,
biking, and transit. This is distinct from "greenfield"
development, which generally refers to lower density,
car-dependent sprawl usually (but not always) located
on the edge of the built-up area. It is important to note
that from a purely location-based perspective, not all
infill is beneficial (as it can be single-use, low density
and lacking mobility choice), and not all greenfield
development is detrimental (as it can be dense,
mixed-use, and multi-modal). Thus, the crucial factors
are mobility choice, mixed-use spaces, and density.
CITY OF LANGFORD OCP | BYLAW NO. 2200
15
PART 4: Emphasizing Urban Infill
Multi-modal infill is a strategic, economically viable,
and socially and environmentally responsible
approach that is essential to realizing the vision
outlined in this OCP. By prioritizing key areas that can
accommodate increased residential and commercial
land uses while enabling greater choices in housing,
jobs, transportation, and services, this approach
is a significant way of addressing the Five Crises. It
supports critical mode-shift targets by reducing traffic
congestion while accommodating a growing number
of trips, and promotes high-quality, cost-effective
urban development with broad public benefits.
These benefits, strongly supported by the community
during public engagement, include the efficient use
of infrastructure, thoughtful urban design, improved
access to a variety of amenities, a diverse mix of
housing for all ages and life stages, and convenient
access to a range of active transportation options for
daily commutes and errands.
In this way, multi-modal infill aligns land-use and
transportation planning, adding homes, jobs, and
services without significantly increasing vehicle
congestion in order to support a more sustainable and
efficient city that prioritizes quality of life and overall
well-being.
This OCP identifies ample urban locations for beneficial
infill growth near key infrastructure, including
anticipated expansions to public transit. Therefore,
proposals to develop greenfield locations in a more
urban way would not be considered necessary,
strategic, or beneficial.
Moving forward with this approach is
essential. If additional car-dependent
greenfield development is enabled
through approvals during the life of this
Plan beyond the already committed
40-50%, the many stated policy goals
and targets of both this OCP, and its
predecessor, will not be achievable.
Regional-level goals and policy objectives would
similarly not be achievable. Aligning planning with
action is crucial to realizing the City's vision effectively
and authentically. By ensuring this alignment, the
City can avoid significant costs and create a thriving
environment for both current and future residents.
While this strategy incorporates best practices in
city planning, it is also driven by community input.
During public engagement, Langford residents strongly
supported the BIG Ideas shaping this Plan, including
tackling the housing and affordability crisis, enhancing
social equity, responding to the climate emergency,
promoting active living, and making more efficient land
use and infrastructure decisions. Prioritizing multi-
modal infill over greenfield development is essential to
turning these ideas into action.
CITY OF LANGFORD OCP | BYLAW NO. 2200
16
Langford
Lake
Glen
Lake
Florence
Lake
Mount Wells
Regional Park
Goldstream
Provincial
Park
Mill Hill
Regional
Park
Thetis Lake
Regional
Park
Finlayson
Arm
District
of
Metchosin
District
of
Highlands
Town
of
View Royal
City
of
Colwood
Juan de Fuca
Electoral Area
Millstream Rd
L
ato
ri
a
R
d
Happy Valley Rd
Veter
a
ns M
e
morial
Pkwy
B
e
ar
M
o
unt
a
i
n
P
k
w
y
Trans-Canada Hwy
Glen
Lake
Rd
Goldstream Ave
Sooke Rd
Jacklin
Rd
Peatt Rd
La
n
gford
P
kwy
West Shore Pkwy
Leigh
Rd
Phipps
Rd
Se
t
c
h
fi
eld
A
v
e
Treanor
Ave
McCallum Rd
Humpback
Reservoir
Island Rail Corridor
Legend
City of Langford Boundary
First Nations Reserve
Prov/Reg Parks
0
0.5
1
0.25
Kilometers
MAP 1: PLANNING AREA
PART 4: Emphasizing Urban Infill
PART 5
Mobility Choice,
Not Car Dependency
CITY OF LANGFORD OCP | BYLAW NO. 2200
18
Mobility Choice,
Not Car Dependency
The Challenge
Langford remains highly dependent on
automobiles, with the lack of comfortable and
accessible infrastructure identified as the top
barrier preventing residents from choosing active
transportation. How do we support a growing
population and increasing numbers of visitors
while improving mobility and avoiding greater
vehicle congestion and its consequences?
Desired Outcomes
1. The city's multi-modal transportation system
will reflect the Modal Hierarchy.
2. Langford will have an integrated multi-modal
transportation network that serves all ages
and abilities.
3. A balanced policy between ridership and
coverage will ensure reliable public transit
access for all residents through the City's
strong partnership with BC Transit.
4. All city-building policies and bylaws will
contain a clear and strong synergy between
smart land use planning and enhanced
mobility options.
PART 5: Mobility Choice, Not Car Dependency
This OCP prioritizes greater mobility choice
by reducing reliance on cars and supporting
transportation options that lower costs, cut emissions,
reduce pollution, use space more efficiently, and
improve overall public benefits.
Experience from other cities shows that building
additional or wider roads does not reduce congestion.
Instead, it encourages more driving, leading to
increased costs, environmental impacts, and
continued traffic issues, an effect known as "induced
demand" or the "fundamental law of congestion."
The best solution is a range of reliable and accessible
transportation options, combined with smart land-use
and safe, connected infrastructure. Success depends
on ensuring that homes, shops, services, parks, and
amenities are located near multiple transportation
choices. A well-planned network benefits everyone,
including those who need or prefer to drive, by
reducing congestion and offering more flexibility in
daily travel.
CITY OF LANGFORD OCP | BYLAW NO. 2200
19
5.1. Direct all transportation infrastructure improvements
and guide all aspects of the Active Transportation Plan,
Transportation Master Plan, and integrated land-use
decisions according to the following Modal Hierarchy:
A. Pedestrians and movement with mobility aids.
B. Cycling and micro-mobility.
C. Public transit.
D. Shared vehicles.
E. Commercial vehicles.
F. Single-occupant vehicles.
PART 5: Mobility Choice, Not Car Dependency
Pedestrians and movement with mobility aids
Cycling and micro-mobility
Public transit
Shared vehicles
Commercial vehicles
Desired Outcome #1: The city's multi-modal transportation system will reflect
the Modal Hierarchy.
1
CITY OF LANGFORD OCP | BYLAW NO. 2200
20
PART 5: Mobility Choice, Not Car Dependency
5.2. Incentivize active transportation modes such as walking,
rolling, and cycling by creating a convenient, comfortable,
accessible, and attractive experience.
5.3. Support and facilitate multi-modal trips involving more than
one mode, such as biking, transit and walking in a single
trip.
5.4. Improve bike and active transportation parking/storage and
end-user facilities.
5.5. Implement vehicle parking maximums where considered
strategic in existing or planned highly urban and multi-
modal areas.
5.6. Reduce or remove parking minimums in the City Centre and
key Urban Centres and Corridors, while improving bike and
active transportation parking/storage and end-user facilities.
5.7. Eliminate minimum parking requirements for affordable
housing built or operated by non-market housing providers
in the City Centre or other key Centres and Corridors.
5.8. Advocate to other levels of government to prioritize their
improvements to the multi-modal network in key growth
areas, with a focus on the Modal Hierarchy.
5.9. Work with other levels of government and external
agencies, such as BC Transit, the Capital Regional District,
the Sooke School District, and the Ministry of Transportation
and Transit to align their long-term plans with this OCP, the
Transportation Master Plan, and the Active Transportation
Plan to collaboratively achieve the mode shift target.
5.10. Assist the CRD in meeting the Regional Growth Strategy's
2038 target by aligning, where possible, key policies, plans,
and bylaws.
Multi-modal
infrastructure
Streets, paths, and public
spaces designed to support
different ways of getting
around--like walking, biking,
taking the bus, and driving.
CITY OF LANGFORD OCP | BYLAW NO. 2200
21
PART 5: Mobility Choice, Not Car Dependency
5.11. Create a complete active transportation
network of corridors, that are physically
separated from vehicular traffic where possible,
to link neighbourhoods to Urban Centres and
Corridors, transit hubs, and regional active
transportation corridors.
5.12. Improve the existing Galloping Goose and
E&N Rail Trail corridors by supporting paving
initiatives and street crossing visibility
improvements at major road network crossings.
5.13. Wherever possible, the principles of AAA
(all ages and abilities) infrastructure will be
applied to the design of new streets, and when
retrofitting existing streets.
5.14. Strategically implement traffic diversion
strategies that allow for pedestrian and cycling
passage but not vehicles.
5.15. Improve safety measures along streets
and intersections by ensuring adequate
lighting, incorporating raised crossings where
appropriate, ensuring audio and visual signals
to indicate safe crossing, and other similar
measures where warranted.
5.16. Enhance wayfinding signage across the city to
help residents and visitors navigate key areas
and landmarks more easily.
Desired Outcome #2: Langford will have an integrated multi-modal
transportation network that serves all ages and abilities.
2
5.17. Ensure accessible parking and loading spaces
are appropriately dimensioned to accommodate
different types of accessible vehicles,
are located near building entrances, and
incorporate ramps or let-downs to ensure safe
and convenient access from the parking space
to sidewalks and pathways.
5.18. Implement traffic calming strategies consistent
with the intended function of the street.
5.19. Where appropriate, implement traffic calming
measures that use design techniques to reduce
vehicle traffic speeds and discourage through-
traffic while improving safe and direct passage
for other users.
5.20. Ensure safe interactions between all modes
along streets and at intersections. Where
volumes and conflicts are high, prioritize
physical separations where possible.
5.21. Improve active transportation facilities
by such means as reducing unnecessary
barriers, increasing convenient and prioritized
opportunities for crossing busy roads safely, and
providing direct routes where possible.
5.22. Work with neighbouring municipalities
and other levels of government to align
improvements to the multi-modal network to
create a seamless transition for all street users
as they cross municipal borders and different
jurisdictions.
5.23. Prioritize connectivity for multi-modal
transportation between North and South
Langford.
CITY OF LANGFORD OCP | BYLAW NO. 2200
22
PART 5: Mobility Choice, Not Car Dependency
5.24. Work with BC Transit to prioritize transit service investment
and the installation of new transit-rider amenities along key
transit corridors and transit hubs, including bicycle storage
facilities, sidewalks, bus stop shelters, and washrooms.
5.25. Support BC Transit in initiatives to improve operational
efficiencies and reliability of transit service, particularly
along identified Frequent and Rapid Transit corridors.
Measures may include queue jumpers, bus priority at traffic
signals, and dedicated transit lanes, where appropriate.
5.26. Ensure street design and private development integrates
accessible transit stops into or adjacent to the site and
provides high quality transit-rider amenities such as street
furniture, lighting, shelters, and retail opportunities where
appropriate.
5.27. Make provisions for transit rights-of-way where appropriate
to support the implementation of planned transit corridors
and new transit hubs.
5.28. Ensure the City Centre, Urban Centres, and key Corridors
have densities and land-use mixes that specifically support
walking, biking, rolling, and public transit, and can become
locations for future transit-oriented areas.
Desired Outcome #3: A balanced policy between ridership and coverage will
ensure reliable public transit access for all residents through the City's strong
partnership with BC Transit.
3
Desired Outcome #4: All city-building policies and bylaws will contain a clear and
strong synergy between smart land use planning and enhanced mobility options.
4
CITY OF LANGFORD OCP | BYLAW NO. 2200
23
To achieve the desired outcomes, Langford will:
5.29. Continue to assess the option of replacing bus rapid
transit (BRT) with light rail transit (LRT) during the life of
this plan. The growth and land use strategies in this OCP
support successful BRT, but also provide the basis for future
considerations of LRT.
5.30. Achieve a multi-modal transportation system that sees 42%
of all trips made by walking, rolling, cycling, and/or public
transit by the time we reach 100,000 residents (2022 data
identified the current trip share for these modes at 13%).
5.31. Work with BC Transit to increase the public transit
mode-share target for Langford beyond their current target
of 10% by 2050.
5.32. Work with BC Transit to consider policy options that address
the tension between transit ridership and coverage. Possible
policies include ensuring that 50% of residents are within a
five-minute walk of frequent transit and 90% of residents are
within a five-minute walk of all transit in alignment with the
regional targets.
5.33. Ensure all areas of Langford's City Centre and Urban
Centres have a walk score of 70 or higher by the time we
reach 100,000 residents (indicating most errands can be
accomplished within a short walk, roll, or bike ride).
5.34. Continue to implement safe routes to schools programs and
encourage students to walk, roll, and bike to school.
5.35. Establish and maintain a Transportation Master Plan (TMP)
and Active Transportation Plan (ATP) to guide upgrades and
improvements to Langford's multi-modal transportation
network. These plans will include:
5.35.1. Measures that would achieve the city's mode-split
target of 42% with key partners.
5.35.2. Specific strategies and actions to create a multi-
modal transportation network that will significantly
improve transportation choices within and through
the city and achieve the stated mode shift target
and modal hierarchy in a safe, inclusive, and
accessible manner.
PART 5: Mobility Choice, Not Car Dependency
Targets and Commitments
CITY OF LANGFORD OCP | BYLAW NO. 2200
24
5.35.3. A long-term network plan for the City Centre and
other designated Urban Centres and Corridors to
define a finely-grained and connected multi-modal
network that facilitates greater densities and
transportation choices in key targeted growth areas.
5.35.4. The location of preferred and viable transit priority
corridors for expanded frequent and rapid bus service
and future higher-order transit service.
5.35.5. The location of a viable active transportation
corridor network that would successfully connect
North Langford to the City Centre and connect
neighborhoods to Urban Centres and the Galloping
Goose or E&N Rail Trail corridors.
5.35.6. A "Complete Streets" strategy that increases
transportation choices within planned and current
streets, and which:
i. Ensures safe, accessible, attractive, and
comfortable active transportation facilities that
are buffered from vehicular traffic as much as
feasible through the use of separated boulevards
or bollards, and includes street trees or street
furniture.
ii. Aligns improvements with neighbouring
municipalities as well as regional and provincial
standards to create seamless connectivity at
borders.
iii. Identifies pedestrian priority areas in Urban
Centres where pedestrian environments are to be
especially encouraged.
iv. Ties in best practices of urban design,
functionality, place-making, and weather
protection into the public realm.
5.35.7. A recommended implementation plan that will
include:
i. High-level cost estimates and potential funding
sources.
ii. A phasing strategy for short-, mid-, and long-term
priorities. Short- and mid-term priorities will
include improvements in the City Centre as well
as other Urban Centres and Corridors to ensure a
multi-modal network in high density areas.
iii. Recommended amendments to other City plans,
bylaws, and policies to incorporate Complete
Streets principles into mandated road cross-
sections.
PART 5: Mobility Choice, Not Car Dependency
CITY OF LANGFORD OCP | BYLAW NO. 2200
25
5.36. Develop a Transportation Demand Management
(TDM) strategy with specific and achievable TDM
goals and objectives for new developments as
well as existing developed areas, which may
include the following:
5.36.1. Require new development proponents
to develop site-specific TDM strategies
and ensure implementation of agreed
TDM measures, such as exceeding
minimum bicycle parking standards
and providing bike amenities (such as a
repair and wash station).
5.36.2. Advocate to implement TDM measures
in existing developed areas by working
with key partners, such as BC Transit,
shared micromobility operators, and car-
share operators to expand or establish
additional mobility options.
5.36.3. Work with key partners and transit
agencies to implement transit pass
programs for major workplaces, schools
(all levels), and/or existing residential
buildings.
PART 5: Mobility Choice, Not Car Dependency
5.37. In addition to strategic and proactive action
in the context of capital budgets, work
collaboratively with key partners to secure
public right of way dedications as a condition
of rezoning, subdivision, and/or building permit
approval to create a multi-modal network in
alignment with the TMP and ATP, including:
5.37.1. Road widening to facilitate active
transportation infrastructure, dedicated
bus lanes, and transit-rider amenities.
5.37.2. Road or right-of-way dedication to
establish new transit hubs.
5.37.3. New pathways to shorten distances to
walk, roll, or bike to transit, parks, shops
and services.
5.38. Continue to discuss opportunities to maximize
alignment between the City's OCP and BC
Transit's Victoria Regional Transit Plan.
5.39. Commit to making the Langford Exchange
transit station more comfortable and accessible,
so that everyone feels welcome and secure.
These may be interim improvements until a
permanent station is established, or the current
site is fully redesigned.
PART 6
Land Use and Growth
Management Strategy
CITY OF LANGFORD OCP | BYLAW NO. 2200
27
Density Bonusing
A system where developers are
allowed to build more (like extra floors
or units) in exchange for providing public
benefits, like parks, affordable housing,
libraries, etc.
Land-Use and
Growth Management
Strategy
PART 6: Land-Use and Growth Management Strategy
The Plan at a Glance
The land-use and growth management strategy is the
heart of an OCP, as it guides land use decisions and
defines where and how the city will grow as we plan to
meet the needs of 100,000 residents.
The "4Cs" concept of place hierarchy--City
Centre, Urban Centres, Corridors, and Complete
Communities--is the foundation of this Part. It
establishes a hierarchy of designations where different
types of development will be enabled in order to direct
the desired land-use mix and density into the right
areas of the city and support the desired outcomes
of the OCP. The remaining urban fabric of the city
consists of distinct focal points for employment, parks,
agricultural uses, as well as a diversity of existing
zoned areas.
The following table summarizes the land use and
density permitted within the designations covering the
intended growth areas of this Plan:
CITY OF LANGFORD OCP | BYLAW NO. 2200
28
LAND-USE
DESIGNATION
LAND-USE AND DENSITY
City Centre -
Downtown
ӓ Multi-family residential, commercial, and institutional uses are permitted.
ӓ Mandatory ground floor commercial uses are required throughout this area.
ӓ On Goldstream Avenue and portions of Peatt Road, highly street activating retail/
restaurant/commercial uses are required.
ӓ Maximum height of 28 storeys,* including the mandatory ground floor commercial.
ӓ An additional two storeys are permitted for additional non-residential floors, to a
maximum of 30 storeys.*
City Centre -
Moderate High-Rise
ӓ Multi-family residential, commercial, and institutional uses are permitted.
ӓ Maximum height of 12 storeys,* including optional ground floor commercial.
City Centre -
Mid-Rise
ӓ Multi-family residential, commercial, and institutional uses are permitted.
ӓ Maximum height of six storeys,* including optional ground floor commercial on
corner lots.
Urban Centres
ӓ Multi-family residential, commercial, and institutional uses are permitted.
ӓ Maximum height of 22 storeys,* including mandatory ground floor commercial
fronting the street.
ӓ An additional two storeys are permitted for additional non-residential floors, to a
maximum of 24 storeys.*
Corridors
ӓ Multi-family residential, commercial, institutional, and compatible light industrial
uses are permitted.
ӓ Maximum height of six storeys,* including choice of residential and/or non-
residential uses.
Complete
Communities
Throughout the designation
ӓ Walk-up residential buildings are permitted, including a range of housing types to a
maximum height of three storeys.
Neighbourhood Villages
ӓ Multi-family residential, commercial, and institutional uses are permitted.
ӓ Maximum height of six storeys, including mandatory ground floor retail, restaurants/
cafes and street-activating services.
ӓ Located at key intersections.
Corner Convenience
ӓ Multi-family residential, commercial, and institutional uses are permitted.
ӓ Maximum height of four storeys, including mandatory ground floor retail, restaurant/
cafe, or neighbourhood services.
ӓ Located at intersections.
Employment Lands
ӓ Limited to light industrial land uses and limited accessory or small-scale retail and
office space.
ӓ Maximum height of three storeys.*
PART 6: Land-Use and Growth Management Strategy
*This is height subject to continuing density bonusing considerations (see section 7 - High Quality City Building)
and thus may not be permissible without additional expectations relating to public benefits.
CITY OF LANGFORD OCP | BYLAW NO. 2200
29
PART 6: Land-Use and Growth Management Strategy
Jacklin Rd
Station Ave
Henry Eng Pl
Goldstream Ave
Peatt Rd
West Shore Pkwy
Jenkins Ave
Glen Lake Rd
Sooke Rd
Happy Valley Rd
Sooke Rd
Sooke Rd
Luxton Rd
Glen Lake Rd
C
o
n
ste
l
lat
i
on
Av
e
Amy Rd
S
o
o
ke
L
ak
e Rd
Humpback Rd
Langford Pkwy
W
e
st
S
h
or
e Pkwy
Latoria Rd
Atkins Ave
McCallum Rd
Mc
Cal
lu
m
R
d
City
Ga
te
B
lvd
Treanor Ave
Setch
field
Ave
Echo Valley Dr
Phipps Rd
Happy
V
a
lle
y Rd
Trans-Canada Hwy
Trans-Canada Hwy
Millstream Rd
Millstream Rd
Trans-Canada Hwy
Le
igh R
d
Bear Mountain Pkwy
Bear Mountain Pkwy
Jacklin Rd
Florence
Lake
Langford
Lake
Glen
Lake
Humpback
Reservoir
Finlayson
Arm
Thetis Lake
Regional Park
Mill Hill
Regional
Park
Mount Wells
Regional Park
Goldstream
Provincial Park
Veteran
s Memo
rial Pkw
y
Kelly Rd
Galloping Goose Regional Trail
Galloping Goose Regional Trail
HIGHLANDS
VIEW ROYAL
COLWOOD
METCHOSIN
JUAN DE FUCA
ELECTORAL AREA
Island Rail Corridor
Island Rail Corridor
E & N Trail
See Map 3 - City Centre Map
Other Features
Legend
OCP Designations
Employment Lands
City Centre
Agricultural
Parks & Green Space
Urban Centre
Corridor
Complete Community
Potential Neighbourhood Village
Existing Neighbourhood Village
Future Policy Area
Pre-Committed Growth Area
Parcels
First Nations Reserve
Transit Oriented Area
MAP 2: CITY OF LANGFORD - GROWTH MANAGEMENT & LAND USE STRATEGY
CITY OF LANGFORD OCP | BYLAW NO. 2200
30
Desired Outcomes
1. The long-term development pattern of the
City Centre will include a vibrant, mixed-use
Downtown that supports and is supported by
surrounding neighbourhoods.
2. The City Centre will be a well-established
regional growth, employment, and
transportation hub, serving as the heart of
the West Shore.
3. A distinct, people-centered Downtown will
provide a safe and inviting environment
for all, featuring core shopping and
service needs as well as a livable urban
neighbourhood with vibrant streets, civic
uses, and accessible, well-used public spaces.
6. Land-Use
Designations
6.1. City Centre with a
Defined Downtown
Langford's City Centre is envisioned as a high-
density, highly mixed, vibrant, and walkable area
with convenient multi-modal connections to a range
of transportation options, regional hubs, and other
neighbourhoods. The City Centre is divided into a
defined Downtown, plus three downtown-supporting
sub-areas: Moderate High-Rise, Mid-Rise, and an
Industrial Innovation Area. Each area plays a key role
in the function and overall success of the larger City
Centre and a vibrant, thriving downtown.
The Downtown will be the economic, social, arts,
cultural, and entertainment core of the city, featuring
the highest density and tallest buildings, with
mandated mixed-use including a high concentration
of active pedestrian-oriented uses along Goldstream
Avenue and Peatt Road, which represent the
downtown area's "main streets." Goldstream Avenue
is intended to be the heart of downtown Langford;
the "centre of the centre."
Development density will generally extend
outward from the Downtown, incorporating urban
nature, people-centered spaces, and high-quality
urban design. The City Centre areas immediately
adjacent to the Downtown shall be highly walkable,
interconnected, and architecturally diverse areas
with housing that supports and is supported by the
Downtown. The City Centre will create community
cohesiveness through civic features, mixed-use, and
walkable high-density residential developments.
PART 6: Land-Use and Growth Management Strategy
CITY OF LANGFORD OCP | BYLAW NO. 2200
31
6.1.1. To integrate land-use and transportation
priorities, Map 3 (City Centre Map) establishes
the long-term development pattern for the
City Centre, and includes three main sub-
areas, described below, plus an Industrial
Innovation Area, described in Section 6.2.
All policy areas are subject to the design
provisions provided by Part 7 - High Quality
City-Building, including podium requirements
and other public benefits. Community
supporting spaces such as parks, community
gardens, and schools are permitted
throughout as stand-alone uses.
i.
Downtown
»
This is a high density, mixed-use area
permitting a range of multi-family
residential, commercial, and institutional
land uses.
»
Buildings up to 28 storeys,* including
mandatory ground floor commercial
uses, are permitted.
»
An additional two storeys containing
non-residential uses are permitted, for a
maximum of 30 storeys.*
»
Buildings fronting Goldstream Avenue or
Peatt Road between Brock Avenue and
Station Road must incorporate ground
floor commercial uses that are highly
active and pedestrian-oriented, such as
restaurants, retail shops, and personal
services (e.g. hair salons). Uses such
as financial institutions, office space,
and service uses that typically provide
blank walls at the street edge should be
located on the second floor.
ii. Moderate High-Rise Residential
»
This is a primarily multi-family residential
area surrounding the Downtown.
PART 6: Land-Use and Growth Management Strategy
Desired Outcome #1: The long-term development pattern of the City Centre
will include a vibrant, mixed-use Downtown that supports and is supported by
surrounding neighbourhoods.
1
*This is height subject to continuing density bonusing considerations (see section 7 - High Quality City Building)
and thus may not be permissible without additional expectations relating to public benefits.
»
A range of optional commercial and
institutional uses are permitted on the
ground floor.
»
Buildings up to 12 storeys* are
permitted.
iii. Mid-Rise Residential
»
This is a primarily multi-family residential
area around the edges of the City
Centre.
»
When buildings are located on a corner,
a range of optional commercial and
institutional uses are permitted on the
ground floor.
»
Buildings up to 6 storeys* are permitted.
iv. Industrial Innovation Area
»
This distinctive area within the City
Centre will blend the existing industrial
uses with the added benefit of creative
place-making and "third spaces"--
public and commercial areas outside of
homes and workplaces where people
can gather, network, create art, and
socialize.
6.1.2. Council may, at their discretion, consider
rezoning applications that deviate from the
City Centre Map as outlined below:
i.
Where a land assembly proposes to
consolidate parcels within multiple sub-
areas of the City Centre, the higher density
policies may be applied to the entire
land assembly, provided that the design
maintains the intent to locate the tallest
portion of the building along the street in
the higher density sub-area, and provides
an appropriate transition to the lower
density sub-area.
CITY OF LANGFORD OCP | BYLAW NO. 2200
32
PART 6: Land-Use and Growth Management Strategy
Why tall buildings?
Tall buildings continue to be enabled by this Plan
to help Langford achieve a range of important and
intentional public policy goals. While high-rise
buildings can generate diverse and often strong
opinions, decisions in this Plan regarding increased
building height and density have been guided by
openly discussed and widely supported public interest
objectives identified during the planning process.
It is important to clearly state that this Plan is
primarily a low-rise and mid-rise plan, with towers
enabled only in select and strategic locations across
the city. It's also important to note that one of the
most significant changes compared to the previous
OCP is that building heights are now clarified through
specific height limits, which represent a strategic
reduction in permissible height from what was
previously allowed. Unlike the earlier approach, which
did not include height limits, this Plan offers greater
clarity and predictability while continuing to support
density-related public policy objectives.
Examples of mid-rise and tall buildings.
The inclusion of tall and dense buildings directly
supports the City's response to all Five Crises that have
shaped this Plan, based on strong public support (see
Page 5 - Tackling the Five Crises). Enabling higher-
density, community-oriented development in well-
connected urban areas supports more efficient and
sustainable use of land, expands housing choices;
reduces car dependency by increasing mobility options
such as walking, rolling, biking, and public transit to
meet daily needs; supports alignments for future
higher-order transit, including light-rail; and contributes
to a strong, vibrant, and successful downtown and
other urban centres.
Beyond policy considerations, there is a clear and
growing demand for high-density, multi-family housing
in walkable, transit-connected communities, with many
people actively choosing these living environments.
This Plan emphasizes doing building height and density
in the right places, incorporating design and livability
elements strategically and successfully. The highest and
clearest design expectations in this Plan are applied to
tall buildings (see High Quality City Building).
CITY OF LANGFORD OCP | BYLAW NO. 2200
33
Orono Ave
Bray Ave
C arlow
R d
Dunford Ave
Strathmore Rd
Matson Rd
Station Ave
V
eterans M em orial Pkw y
Jacklin Rd
Brock Ave
Goldstream Ave
Claude R d
Knotty Pine Rd
Rita Rd
Furber Rd
K arr R d
Van Isle
W
ay
Scafe Rd
Danb
rook Ave
Bryn
M aur R d
Phipps Rd
Meaford Ave
Revilo Pl
Sunderland Rd
Deville Rd
Arncote
Ave
Peatt Rd
Goldstream Ave
Jacobson Rd
FLORENCE
LAKE
Trans-Canada Hwy
Hockley Ave
Peatt Rd
Massie
Dr
CITY OF COLWOOD
Island Corridor
Island Corridor
Jacklin Rd
0
100
200
50
Meters
Downtown - 28-30 storey height limit, mandatory commercial
Mid-Rise 6 storey height limit, optional commercial
on corner lots
Industrial Innovation Area
Transit Oriented Area
Moderate High Rise 12 storey height limit, optional
ground floor commercial uses
Park
MAP 3: CITY CENTRE MAP
PART 6: Land-Use and Growth Management Strategy
CITY OF LANGFORD OCP | BYLAW NO. 2200
34
6.1.3. Ensure commercial, office, and institutional uses (including
community services such as health care, childcare, social
service supports, education) are incorporated into new
development to improve access to shops, services, and
amenities for local residents and the region.
6.1.4. Create and secure through-block walkways, people-places
including plazas, squares, and parks, using tools like road
dedication, conditions of rezoning, and density benefits
bylaws to secure public amenities and better connect
Downtown to the surrounding neighbourhoods.
6.1.5. Encourage the use of active and alternative transportation
by improving connections to multi-modal infrastructure
and promoting higher-density, mixed-use development
around Goldstream Avenue, Jacklin Road, Peatt Road, and
Station Avenue.
Example of a mixed-use development
with through-block walkways and
people-places.
Desired Outcome #2:The City Centre will be a well-established regional growth,
employment, and transportation hub, serving as the heart of the West Shore.
2
PART 6: Land-Use and Growth Management Strategy
CITY OF LANGFORD OCP | BYLAW NO. 2200
35
PART 6: Land-Use and Growth Management Strategy
6.1.6. Establish the Downtown as a vibrant community gathering
place, with civic, academic, and public buildings acting as
prominent landmarks.
6.1.7. Integrate urban nature and people-places in a manner that
contributes to the overall livability of the City Centre and
all of Langford (see Part 7 - High Quality City Building and
Part 14 - Parks, Places, and Services for People).
6.1.8. Require new development to incorporate active building
frontages facing the street. This can be in the form of
individually accessed shops, services, and/or residential
"front doors" with a slight grade change, as required or
enabled through Section 6.1.1.
6.1.9. Establish well-designed public space features, including
wide, comfortable sidewalks, pedestrian walkways,
transformed streets, and frequently spaced street trees.
6.1.10. Ensure developments achieve, where possible and
strategic, qualitative factors that improve the design and
comfort of sidewalks and bus stops through frontage
improvements.
6.1.11. Develop strategies to acquire and create key public spaces,
such as urban plazas, squares, and parks throughout the
City Centre.
6.1.12. Create animated streetscapes, featuring engaging and
interactive public art and thoughtfully designed people-
places to celebrate the city's cultural and natural history.
Desired Outcome #3: A distinct, people-centered Downtown will provide a safe and
inviting environment for all, featuring core shopping and service needs as well as a
livable urban neighbourhood with vibrant streets, civic uses, and accessible, well-used
public spaces.
3
CITY OF LANGFORD OCP | BYLAW NO. 2200
36
PART 6: Land-Use and Growth Management Strategy
The City Centre Industrial Innovation Area is designed to foster
cross-sector collaboration that drives creativity, innovation,
research, development, arts, culture, and job creation. This
distinctive area within the City Centre will blend the existing
industrial uses with the added benefit of creative place-making
and "third spaces"--public and commercial areas outside of
homes and workplaces where people can gather, network, create
art, and socialize. These spaces will serve as hubs for connection,
collaboration, and innovation, offering creative individuals and
entrepreneurs opportunities to meet, exchange ideas, and work
together (refer to Part 12 - Embracing the Creative City).
The Industrial Innovation Area will be underpinned by sustainable
infrastructure, high-performance buildings, public art/murals,
access to rapid transit, and a culture of creativity and innovation.
6.2.1. Explore mechanisms to provide affordable, non-profit arts
and cultural spaces within the Industrial Innovation Area.
6.2.2. Establish Van Isle Way as a mid-block walkway connecting
Jacklin Road to Orono Avenue.
6.2.3. Where possible, create a pedestrian through-fare linking
Van Isle Way to the rapid transit station on Station Avenue.
6.2.4. Prioritize the completion of sidewalks and planting of
street trees.
6.2.5. Maintain sufficient truck movement for goods and services,
loading, and heavy equipment.
6.2.6. Allow for expanded commercial/light industrial uses,
including breweries, brewpubs, coffee roasters, distilleries,
and other pseudo-industrial activities, contributing to the
vibrancy of the area.
6.2.7. Improve the design of public spaces to foster a more
unique and creative urban environment.
6.2.8. Where appropriate, certain housing types that do not
significantly increase land values or create land use
incompatibilities will be considered. Proposals will be
evaluated with attention to access to green space, services,
active and public transportation routes, and the suitability
of the site in relation to noise and environmental hazards.
6.2.9. Engage business operators that work in the area, as well
as local artists, developers, and consultants to establish a
specific land-use strategy.
6.2. City Centre Sub-Area:
Industrial Innovation Area
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Desired Outcomes
1. Urban Centres and Corridors will serve as key
transit-supported areas with densities and
land-use mixes that actively support walking,
biking, rolling, and public transit.
2. Existing auto-oriented commercial sites,
including mid- and big-box stores and strip
malls, will be redeveloped over time into
dense, well-designed, multi-modal, mixed-
use residential communities.
In the context of planning, Centres are like
convergence points and Corridors are like
connections. Both can be walkable, bikeable, and
transit-supported destinations - places and areas
where people meet and spend time amongst street-
oriented uses.
Taking an Urban Centres and Corridors approach
to development provides an effective solution for
supporting growth and density while alleviating
traffic congestion. This is achieved by redeveloping
or "intensifying" key existing areas with mixed land-
uses, including housing, offices, retail stores, services,
schools, and parks.
By prioritizing compact, mixed-use development in
these areas, we can lower infrastructure costs and
increase housing and mobility choices while fostering
more complete communities--places where residents
can shop, work, and play within a 15-minute walk,
roll, or bike ride from home.
Urban Centres are planned to feature the second-
highest density levels (after the Downtown) and
a diverse mix of land-uses, including a range of
employment, services, and housing, supported by
multi-modal transportation routes. These areas are
mandated mixed-use with a blend of medium and
high-rise building types. Urban Centres are connected
to the City Centre by Corridors and complete streets
(see Part 5 - Mobility Choice, Not Car Dependency),
and are ideal locations for future transit hubs.
Corridors offer "choice of use" opportunities, meaning
development can consist of multi-family residential,
commercial, or a mix of both. Typical building forms
are low-rise to mid-rise buildings (up to 6-storeys)
or standalone commercial. Corridors play a key role
in supporting the city's transit and multi-modal
transportation network.
Together, the Urban Centres and Corridors will create
a critical mass of housing that generates the foot
traffic and demand necessary to support employment
opportunities, shops, services, amenities, and higher
frequency transit--fostering a vibrant and dynamic
complete community.
PART 6: Land-Use and Growth Management Strategy
6.3. Urban Centres and
Corridors
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38
6.3.1. Urban Centres permit a range of land uses,
including multi-family residential, commercial,
and institutional.
6.3.2. Urban Centres are the second-highest growth
areas within the City. Buildings up to 22
storeys,* including mandatory ground floor
commercial uses fronting the street, are
permitted.
i. An additional two storeys containing
non-residential uses are permitted, for a
maximum of 24 storeys.*
ii. Design provisions shall be provided in
accordance with Part 7 - High Quality City-
Building, including podium requirements
and other public benefits.
6.3.3. Mandatory ground-floor commercial uses in
Urban Centres may be waived for affordable
housing buildings, subject to consideration of
location/context and incorporation of design
outcomes.
6.3.4. Corridors support and/or connect Urban
Centres and the City Centre along key arterial
streets, collector streets, and transit routes.
Corridors permit a range of land uses,
including multi-family residential, commercial,
institutional, and light industrial uses that are
compatible with and appropriate to co-locate
with residential uses.
6.3.5. Buildings up to 6 storeys* are permitted, and
may include single-use buildings (e.g. multi-
PART 6: Land-Use and Growth Management Strategy
Desired Outcome #1: Urban Centres and Corridors will serve as key transit-
supported areas with densities and land-use mixes that actively support
walking, biking, rolling, and public transit.
1
family residential only or commercial only)
or mixed-use buildings , except that buildings
fronting Sooke Road must include mandatory
ground floor commercial uses.
6.3.6. Urban Centres and Corridors are ideal locations
for new transit hubs.
6.3.7. Strengthen Urban Centres and Corridors by
incorporating finely grained and connected
multi-modal infrastructure, including
sidewalks, mid-block pedestrian connections,
and protected bike lanes, a range of parks and
people-places (e.g. public squares, plazas, and
transformed streets), recreational facilities,
and community services (e.g. health care,
childcare, community-based social service
supports, education).
6.3.8. Ensure new developments enhance new transit
initiatives, make provisions for transit rights-
of-way where appropriate, and support the
implementation of planned transit corridors.
6.3.9. Incorporate additional vegetation and design
approaches that mitigate sound and pollution
to enhance livability and support a healthy
environment in Urban Centres and Corridors.
*This is height subject to continuing density bonusing considerations (see section 7 - High Quality City Building)
and thus may not be permissible without additional expectations relating to public benefits.
CITY OF LANGFORD OCP | BYLAW NO. 2200
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6.3.10. Where high-density development within
Urban Centres directly abuts lower-density
uses across a policy area boundary, strategic
tree planting and enhanced landscaping
should be used to support appropriate
transitions. These measures must not
compromise the viability or strategic policy
objectives of the Urban Centre.
6.3.11. Light industrial uses that are compatible
with residential uses may be considered in
the appropriate zoning categories within the
Corridors designation.
6.3.12. Existing auto-oriented commercial sites,
including mid- and big-box stores and strip
malls, will be redeveloped over time into
dense, well-designed, multi-modal, mixed-use
residential communities.
PART 6: Land-Use and Growth Management Strategy
Desired Outcome #2: Existing auto-oriented commercial sites, including mid-
and big-box stores and strip malls, will be redeveloped over time into dense,
well-designed, multi-modal, mixed-use residential communities.
2
6.3.13. Support the conversion of surface parking
lots associated with existing auto-oriented
commercial sites into people-places (see
Part 14 - Parks, Places, and Services for
People) and/or new high density mixed-use
developments.
6.3.14. Require stand-alone retail buildings to
incorporate small-scale retail frontages if
the user is large-format (i.e. mid- or big-box
stores), where possible and strategic.
6.3.15. Consider financial incentives (e.g.
revitalization tax exemptions for a period of
up to 10 years) for new mixed-use residential
development on existing auto-oriented
commercial sites.
Example of a mixed-use residential development.
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Desired Outcomes
1. A diverse range of housing options--
including various types, sizes, bedroom
counts, ownership, and rental choices--will
be available in neighbourhoods.
2. Shops, services, and amenities will be easily
accessible within a short walk, roll, or bike
ride from homes and supported by a well-
connected network of streets, pathways, and
public spaces.
"Complete Community" is a term used to describe
neighbourhoods that tick all, or at least most, of the
boxes: relatively easy to get around without a car, a
diversity of housing types for all ages and stages of
life, places to work, places to play, and plenty of shops
and services all within a relatively short walk, roll, or
bike ride. This combination of housing type diversity
and proximity to services and amenities correlates to
generally greater density of development, although
still significantly lower than those found in Urban
Centres and Corridors.
Offering a range of housing options within
neighbourhoods can provide many important public
interest benefits, including supporting the ability
of residents to "age-in-place," encouraging healthy,
active transportation choices, maintaining local
services and amenities, and enhancing quality of life.
Existing and evolving neighbourhoods can play a key
role in shaping Langford's future housing needs.
PART 6: Land-Use and Growth Management Strategy
6.4. Complete Communities
Example of diverse housing options.
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6.4.1. A range of ground-oriented homes up to three storeys
in height are permitted everywhere in this designation,
subject to servicing. These include: single-detached
homes, duplexes, townhomes (including rowhouses and
multi-plexes), and three-storey apartments. Accessory
suites in attached and detached forms will be enabled as
appropriate in the Zoning Bylaw.
6.4.2. The number of homes achievable with these various
permitted housing types will be identified in the Zoning
Bylaw, having regard to site design criteria such as
setbacks, landscaping, and floor area ratio.
Example of a three storey multi-plex.
6.4.3. Neighbourhood Villages are permitted in this designation
and can emerge or expand specifically at key intersections
as identified on Map 2, or other intersections meeting
similar access criteria.
6.4.4. Additional opportunities to create Neighbourhood Villages
in South Langford will be considered, where strategically
advantageous and based on community needs.
6.4.5. Buildings up to six storeys in height, including mandatory
street-activating and neighbourhood-serving retail stores,
restaurants/cafés, and local-serving community services on
the ground floor, are permitted in Neighbourhood Villages.
6.4.6. Ground floor uses in buildings within Neighbourhood
Villages will be individually small-scale, and will wrap
around the corner of the building along the side-street
frontage, have no or limited on-site parking, and are
encouraged to incorporate a patio or plaza at the corner.
6.4.7. Corner Convenience is permitted in this designation and
can emerge at any intersection.
Example of a corner store in Langford.
PART 6: Land-Use and Growth Management Strategy
Desired Outcome #1: A diverse range of housing options--including various
types, sizes, bedroom counts, ownership, and rental choices--will be available
in neighbourhoods.
1
Desired Outcome #2: Shops, services, and amenities will be easily accessible
within a short walk, roll, or bike ride from homes, and supported by a well-
connected network of streets, pathways, and public spaces.
2
CITY OF LANGFORD OCP | BYLAW NO. 2200
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6.4.8. Buildings up to four storeys in height,
including mandatory street-activating
and neighbourhood-serving retail stores,
restaurants/cafés, and local-serving
community services on the ground floor, are
permitted in Corner Convenience.
6.4.9. Ground floor uses in buildings within Corner
Convenience will be small-scale, both
individually and cumulatively, and have no
associated commercial on-site parking.
6.4.10. When Corner Convenience includes homes
above, the inclusion of one or more additional
lot(s) may be considered. Parking for
residential uses must be located behind the
building, opposite the commercial frontage.
PART 6: Land-Use and Growth Management Strategy
6.4.11. Land assemblies for Corner Convenience
developments must maintain proximity to
the original corner location. Standalone
commercial must be on the original corner
lot(s).
6.4.12. Create active transportation corridors to
link neighborhoods to each other, to Urban
Centres, and to public transit routes where
appropriate.
6.4.13. Obtain new mid-block pedestrian connections
where appropriate.
6.4.14. Integrate community-supporting spaces, such
as parks, community gardens, schools, and
childcare, into neighborhoods as essential
permitted uses.
1
Buildings up to 6-storeys in height
4
No or limited on-site parking for
ground floor uses
2
Mandatory ground floor street-activating
and neighbourhood-serving commercial and
local-serving community services
5
Encouraged patio or plaza on corner
3
Individual small-scale and wrap around
commercial
2
4
5
3
1
4
Realizing Neighbourhood
Villages
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Desired Outcomes
1. Employment areas will be protected from
the encroachment of and conversion to non-
industrial uses.
2. Employment Lands will be well connected,
sustainable, and climate resilient.
While much of the City's economic growth can be
attributed to commercial, retail, and other sectors,
industrial uses also play a crucial role in Langford's
economic prosperity and resilience. The policy
intention for this designation is to protect the long-
term viability of employment lands for such uses,
to attract and retain a diverse range of industries
in the city, and to ensure that Langford remains
competitive, resilient, and capable of adapting to
changing economic conditions. Ensuring a long-term
supply of local employment-generating lands also
supports the ability of residents to live close to work,
thereby enhancing overall quality of life and reducing
the need to commute to other parts of the region for
employment.
Employment Lands are areas in the city that focus on
the industrial uses that are critical for job creation. In
order to support businesses and employees, a limited
amount of stand-alone retail, restaurant, and office
uses are also permitted. However, these uses must be
small-scale (both individually and cumulatively), and
specifically exclude developments that resemble mid-
box or big-box retail power centres or general office
parks, which can significantly drive up land prices and
ultimately pressure, and even push out, industrial uses.
PART 6: Land-Use and Growth Management Strategy
6.5. Employment Lands
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6.5.1. Employment Lands permit a range of
industrial land uses, including contractor
services, processing and manufacturing of
goods, research and technology, warehouse
storage and distribution, recycling facilities,
wholesaling, and similar uses.
6.5.2. Accessory office or retail space may be
incorporated into buildings, provided they are
small in relative scale, and directly related and
subordinate to the primary industrial use.
6.5.3. Small-scale, stand-alone commercial uses
(e.g., coffee shops and restaurants) can be
incorporated into multi-tenant developments
to specifically serve the local convenience
needs of customers and employees.
An example of a warehouse and distribution facility.
PART 6: Land-Use and Growth Management Strategy
Desired Outcome #1: Employment areas will be protected from the
encroachment of and conversions to non-industrial uses.
1
6.5.4. Multi-storey industrial buildings up to three
storeys in height are permitted to meet long-
term demand.
6.5.5. Develop and maintain an inventory of
industrial floor space and remaining capacity
to ensure a long-term supply of Employment
Lands.
6.5.6. Protect the needs of region-serving and trade-
oriented activities.
6.5.7. Ensure that Employment Lands are accessible
by a range of mobility options, including public
transit.
CITY OF LANGFORD OCP | BYLAW NO. 2200
45
6.5.8. Incorporate outdoor amenity areas, including
parks and landscaped seating areas, to serve
customers and employees.
6.5.9. Integrate landscaped areas into parking lots to
reduce heat island effect.
6.5.10. Where residential and employment policy area
designations meet, opportunities to improve
transitions through trees, planting, and other
landscaping will be considered. Separation
distances may also be applied where
appropriate, but should not compromise
the reasonable and viable development of
industrial or employment uses.
6.5.11. Ensure Employment Lands are connected to
the regional truck route network.
Example of integrated landscaped areas in a parking lot.
PART 6: Land-Use and Growth Management Strategy
Desired Outcome #2: Employment Lands will be well connected, sustainable,
and climate-resilient.
2
6.5.12. Support and encourage high-quality,
environmentally responsible, and sustainable
development of Employment Lands, including
considerations such as alternative rainwater
management, green buildings, and renewable
and district energy supply systems (see Part 9 -
Climate Action and Sustainable Infrastructure).
6.5.13. Consider the importance of environmentally
significant features adjacent to Employment
Lands to ensure an appropriate interface,
sufficient environmental protection, and
suitable tree protection (see Part 10 -
Protecting Ecological Systems and Biodiversity).
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Langford contains several large, comprehensively planned
neighbourhoods that will continue to emerge over the life of this
OCP, including Bear Mountain, South Skirt Mountain, Westhills,
Olympic View, and Centre Mountain. They consist of unique zoned
areas created through the rezoning of larger sites, and within
which land-use, density, and associated amenity contributions
have already been determined. Specific registered agreements,
known as "Development Agreements," outline commitments
related to urban design, parkland dedication, transit access,
energy efficiency, and more. As a result of these previous
approvals and associated agreements, many of the principles in
this Part are not intended to apply to these areas.
6.6.1. In addition to the conditions provided in each
Comprehensive Development Zone and registered
Development Agreement, the following will apply:
i.
Allow Urban Centres and Neighbourhood Villages to
emerge in order to improve access to shops, services,
and amenities.
ii. Ensure new roads incorporate space for new
and expanded transit service and multi-modal
infrastructure.
iii. Retain a minimum 40% of the lands as park or
greenspace on an area wide basis.
iv. Cluster development on hillside sites to facilitate the
protection of all or a significant portion of green space
and/or environmentally sensitive areas.
v.
Integrate public or private green space and/or
preserved environmentally sensitive features into
ground-oriented housing sites.
vi. Permit higher building forms to maximize green
space, provided some of the following conditions are
achieved:
»
Parking for residents is structured or covered.
»
The podium (or base building) contains active uses at
grade subject to topography. Acceptable active uses
include retail shops, commercial, private amenity
space, or ground-oriented dwelling units.
vii. Negotiate the amendment of the Comprehensive
Development Zones and Development Agreements to
implement the outcomes of the underlying Land-Use
designation (e.g. Complete Communities or Urban
Centre) as part of future rezoning applications.
PART 6: Land-Use and Growth Management Strategy
6.6. Pre-Committed Growth Areas
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Parks and greenspaces are vital public amenities,
playing a key role in the livability of the city. These
designated lands include Provincial, Regional, and
City parks and greenspaces to ensure residents retain
access to a variety of natural areas, active parks,
and recreation spaces that enhance both individual
and community well-being, while also supporting
the health of our natural and built environments.
The outcomes and policies for lands within this
designation are guided by Part 14 - Parks, Places, and
Services for People and Part 10 - Protecting Ecological
Systems and Biodiversity.
PART 6: Land-Use and Growth Management Strategy
6.7. Parks and Greenspace
6.8. Agricultural
Lands designated as Agricultural are currently farmed
or part of the Agricultural Land Reserve (ALR), and
have the potential for a wide range of agricultural
production. The long-term sustainability of our
agricultural lands relies significantly on policies that
support farming, safeguard farmlands, and reduce
conflicts with other land uses. The outcomes and
policies for lands within this designation are guided by
Part 13 - Food Systems and Security.
Much of Langford's development has historically
extended outward into greenfield lands. While this
has resulted in the creation of a significant amount
of new housing, jobs, and community amenities,
the economic, health, and environmental costs of
outward expansion are increasing, as expressed
through the Five Crises as a whole, and specifically the
Infrastructure Cost Crisis. The additional development
enabled through this OCP to guide Langford's next
phase of growth must focus on development that
occurs in ways that utilizes existing infrastructure, is
located in already built-up areas as much as possible,
that positively contributes to the tax base and financial
positioning of the City, and that supports the many
public interest goals of this OCP.
The land-uses and densities enabled in the Complete
Communities, Neighbourhood Villages, Urban Centres,
Corridors, and City Centre designations are expected
to accommodate all or more of the homes needed for
100,000 residents in ways that successfully reflect the
goals and policies of this OCP. However, as noted in
Part 1, Langford's growth will not be "finished" when
we reach 100,000 residents.
The lands identified as Future Policy Areas have
various constraints, including appropriate access
to roads, transit, and municipal servicing, and have
other significant considerations including interface
fire hazard risk. While this phase of Langford's growth
focuses on further densifying the existing serviced
and built-up areas, as well as completing the growth
already enabled in the Pre-Committed Growth Areas,
the role that the Future Policy Areas may play in
Langford's future may be considered as part of a future
OCP review, if it is deemed strategically necessary to
successfully meet the goals of this OCP.
6.9. Future Policy Areas
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PART 6: Land-Use and Growth Management Strategy
In order to meet the objectives of this OCP and ensure the
right development occurs in the right places at the right
time, the following applies:
6.10.1. Subdivision and development must be connected to
community sewer and water services.
6.10.2. Work with CRD Water and West Shore
Environmental Services to prioritize expansions and
upgrades to community water and sewer services
to accommodate the growth expected in this Plan,
with an emphasis on the City Centre, Urban Centres,
and Corridors.
6.10.3. Build other critical infrastructure to support new
growth and development in accordance with
the desired outcomes and policies as presented
throughout the OCP (e.g. Part 9 - Climate Action
and Sustainable Infrastructure).
6.10. Utility Services
6.11.1. Sand and gravel deposits suitable for extraction
in the City of Langford are shown on Map 19, in
Appendix C.
6.11. Sand and Gravel Deposits
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Langford
Lake
Glen
Lake
Florence
Lake
Mount Wells
Regional Park
Goldstream
Provincial
Park
Mill Hill
Regional
Park
Thetis Lake
Regional
Park
Finlayson
Arm
District
of
Metchosin
District
of
Highlands
Town
of
View Royal
City
of
Colwood
Juan de Fuca
Electoral Area
Millstream Rd
L
ato
ri
a
R
d
Happy Valley Rd
Veter
a
ns M
e
morial
Pkwy
B
e
ar
M
o
unt
a
i
n
P
k
w
y
Trans-Canada Hwy
Glen
Lake
Rd
Goldstream Ave
Sooke Rd
Jacklin
Rd
Peatt Rd
La
n
gford
P
kwy
West Shore Pkwy
Leigh
Rd
Phipps
Rd
Se
t
c
h
fi
eld
A
v
e
Treanor
Ave
McCallum Rd
Humpback
Reservoir
Island Rail Corridor
0
0.5
1
0.25
Kilometers
Legend
City of Langford Boundary
First Nations Reserve
Prov/Reg Parks
Langford Water System (CRD)
25-250mm
300-600mm
>600mm
Langford Water System (SSL)
MAP 4: WATER INFRASTRUCTURE INVENTORY
PART 6: Land-Use and Growth Management Strategy
CITY OF LANGFORD OCP | BYLAW NO. 2200
50
Langford
Lake
Glen
Lake
Florence
Lake
Mount Wells
Regional Park
Goldstream
Provincial
Park
Mill Hill
Regional
Park
Thetis Lake
Regional
Park
Finlayson
Arm
District
of
Metchosin
District
of
Highlands
Town
of
View Royal
City
of
Colwood
Juan de Fuca
Electoral Area
Millstream Rd
L
ato
ri
a
R
d
Happy Valley Rd
Veter
a
ns M
e
morial
Pkwy
B
e
ar
M
o
unt
a
i
n
P
k
w
y
Trans-Canada Hwy
Glen
Lake
Rd
Goldstream Ave
Sooke Rd
Jacklin
Rd
Peatt Rd
La
n
gford
P
kwy
West Shore Pkwy
Leigh
Rd
Phipps
Rd
Se
t
c
h
fi
eld
A
v
e
Treanor
Ave
McCallum Rd
Humpback
Reservoir
Island Rail Corridor
0
0.5
1
0.25
Kilometers
Legend
City of Langford Boundary
First Nations Reserve
Prov/Reg Parks
Langford Sewer Lines
Langford Main
MAP 5: SANITARY SEWER INVENTORY
PART 6: Land-Use and Growth Management Strategy
PART 7
High Quality City-Building
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High Quality
City-Building
The Challenge
In order to ensure all aspects of "density done well" are
achieved as Langford grows and densifies, the following
key elements will define high-quality city-building:
1. People-focused urban design, especially as density
increases.
2. Multi-modal transportation, with more active
mobility options.
3. Stronger integration of urban nature.
4. Well-designed amenities that enhance daily life and
create a sense of place.
These elements are not just desirable, they are essential.
They support sustainability, multi-mobility, equity, urban
health, and other public interests outlined in this Plan.
Langford must ensure that as the city grows, it remains a
model of successful, people-focused urban development.
Desired Outcomes
1. Clear and integrated urban design expectations will
guide development to achieve "density done well",
ensuring smart, sustainable, and successful urban
outcomes.
2. Multi-modal movement with more active mobility
choices will provide multiple options for travel within
and between neighborhoods.
3. Increased and improved integration of urban nature
will make Langford more climate-resilient and
beautiful.
4. Every neighborhood will offer amenities that help
make them livable and lovable.
PART 7: High Quality City-Building
Achieving Langford's vision for high-quality
city-building requires a coordinated approach
that strengthens and connects the policies and
guidelines that make dense urban development
successful. Aligning these efforts will support
effective decision-making and ensure Langford
grows in a way that is livable, sustainable, and
well-designed.
The densities anticipated and enabled in this
OCP are based on the assumption that strategic
amenities will be successfully integrated into new
development, a variety of mobility options will
reduce the need for personal vehicles, and high-
quality design will support the success of high-
density livability.
Embedding these principles into Langford's
OCP requires thoughtful policy alignment
and clear implementation strategies. This
approach provides consistency in development
expectations while advancing the community's
vision for a vibrant and climate-resilient city.
CITY OF LANGFORD OCP | BYLAW NO. 2200
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PART 7: High Quality City-Building
High-Quality City Building
To ensure "density done well" as Langford grows, these key elements are essential to high-quality city-building, as
they support sustainability, multi-mobility, equity, urban health, and other public interests.
1
People-focused urban design, especially as
density increases
3
Stronger integration of urban nature
2
Multi-modal transportation, with more active
mobility options
4
Well-designed amenities that enhance daily
life and create a sense of place
3
1
2
3
2
4
1
4
CITY OF LANGFORD OCP | BYLAW NO. 2200
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PART 7: High Quality City-Building
7.1. Ensure tall buildings over six storeys incorporate
a podium and tower design that addresses the
following:
7.1.1. Podiums will be a minimum of three
storeys and a maximum of six storeys in
height.
7.1.2. For affordable housing in the City
Centre and Urban Centres, the podium
requirement for buildings up to 12 storeys
may be waived.
7.1.3. Towers must step back from the podium to
incorporate amenity space.
7.1.4. A minimum 24.4m (80 ft) separation must
be provided between towers (face to face).
Balconies may project into this area.
7.1.5. Towers shall have a maximum floorplate
size of 790 m2 (8,500 ft2).
7.1.6. Affordable housing projects in the City
Centre and Urban Centres are exempt from
the podium requirement for buildings up
to 12 storeys.
7.1.7. Other building forms specifically
intended to facilitate sustainable building
innovations such as mass timber may be
considered.
7.2. Development applications should demonstrate
how the proposed architectural design
contributes to a visually engaging streetscape,
particularly in areas with multiple mid-rise
buildings or long frontages.
7.3. Activate private amenity spaces through
creative design within buildings and on roofs
to effectively frame spaces and support/
promote the use of social spaces and lively social
connections.
Desired Outcome #1: Clear and integrated urban design expectations
will guide development to achieve "density done well", ensuring smart,
sustainable, and successful urban outcomes.
1
7.4. Encourage the incorporation of architectural
variety--such as changes in materials, massing,
or articulation--where it can help reduce visual
monotony and enhance the character of the
block. It's recognized that both architectural
variety and architectural consistency can have
merit, depending on the design quality approach
and context. Applicants should show how their
design responds thoughtfully to its setting,
balancing visual interest with overall cohesion.
7.5. Require active, engaging, and pedestrian-
oriented uses on the ground floor facing streets
and public places. These uses may include
commercial units or individually accessed
residential units with slightly raised entrances
and other design approaches to support a sense
of privacy, as specified in Part 6 - Land Use and
Growth Management Strategy.
7.6. Activate the spaces between and in front of
buildings with vibrant people-places that reflect
a variety of urban roles and intentions, including
urban squares, plazas, community gardens,
and transformed streets. Such places should be
supported and strengthened through the use of
strategic architectural massing to frame spaces,
along with active edges and uses that can extend
into and add life to such spaces.
Podium
The lower floors of a building that usually
sit right at the sidewalk and often includes
commercial uses such as shops and
restaurants. Taller parts of the building sit
above and are set back from this base.
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PART 7: High Quality City-Building
7.9. Require safe, comfortable and well-designed
bicycle parking, and end-of-trip facilities where
appropriate, that anticipate and accommodate
innovation and changes to bicycle design,
function, and size.
7.10. Secure public right-of-way dedications as a
condition of rezoning, subdivision, or building
permit to implement Complete Streets
objectives (See Part 5 - Mobility Choice, Not Car
Dependency) and create mid-block pathways
where appropriate.
7.11. Ensure all streets are pedestrian-friendly with
attractive and comfortable pedestrian facilities
buffered from fast-moving vehicles.
Desired Outcome #2: Multi-modal movement with more active mobility choices
will provide multiple options for travel within and between neighborhoods.
2
7.12. Where increased concentrations of land-use mix
and density are proposed, minimize the need
for corresponding increases in private vehicle
use and ownership through the provision of
smart infrastructure networks providing ample
and attractive mobility choices, including
walking, rolling, biking, public transit, car-share,
and shared micro-mobility options.
7.13. Ensure space allocated to private vehicle
storage and movement is organized, designed,
and managed to provide ample and prioritized
opportunity for multi-modal infrastructure and
quality public realm design.
7.7. Emphasize a people-oriented placemaking
approach, with a focus on flexible rather than
single-purpose public spaces that support
programmed or spontaneous gatherings, art and
activity installations, and play.
7.8. Where possible and strategic, make extensive
use of regulatory and non-regulatory tools to
ensure that streets in the city are designed to
include public and design amenities such as:
7.8.1. Street trees, yard trees, and landscaped
areas working together (including potential
double rows of street trees on strategic
streets).
7.8.2. Sidewalks and/or pedestrian trails with
effective widths and designs to successfully
achieve all relevant urban functions.
7.8.3. Street furniture such as seating areas,
planters, garbage receptacles, and bicycle
racks.
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PART 7: High Quality City-Building
7.14. Integrate green and natural elements into site
design, wherever practical and strategic in
highly urban and urbanizing contexts by using
comfortable, livable architecture and urban
design. Examples include street tree canopies,
landscaped courtyards and plazas, green roofs
and walls, and "green street" infrastructure
designs. Such integration shouldn't be at the
expense of well-considered and strategic density,
but rather should be a method of supporting the
successful realization of such density.
Desired Outcome #3: Increased and improved integration of urban nature will
make Langford more climate-resilient and beautiful.
3
Example of integrating green and natural elements into developments.
7.15. Ensure public realm design standards
accommodate large canopy trees when the
private realm cannot.
7.16. Prioritize tree planting in areas of low
tree equity identified in the Urban Forest
Management Plan.
7.17. Create opportunities for combining amenities
with climate resilience and urban nature, such
as stormwater capture zones that double as
playgrounds or seating areas.
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PART 7: High Quality City-Building
7.18. Support increases in density with the provision
of community amenities and public benefits
that successfully enhance livability for diverse
populations, including families with children,
seniors, and low income individuals.
7.19. Support and enhance local-level livability with
community features such as parks, playgrounds,
community centres, libraries, schools, daycares
as well as local shops, services, grocery stores,
and restaurants within a 15-minute walk or roll
of all homes.
Desired Outcome #4: Every neighborhood will offer amenities that help make
them livable and lovable.
4
Example of a rooftop amenity space.
7.20. New multi-family residential developments will
include common amenity spaces to support
social connections and urban quality of life,
which may include rooftop decks, courtyards,
community or shared gardens, gyms, BBQ
spaces, playgrounds, indoor gathering or
entertainment spaces, or similar features. A
focus will be placed on ensuring these spaces
have access to natural light and are designed to
foster social connections between neighbours.
7.21. Capital budgets, urban design regulations,
and municipal expectations of development
should be strategically used together to ensure
the successful realization of urban amenities
necessary for higher density urban livability.
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To achieve the desired outcomes, Langford will:
7.22. Develop a strategy to use various available tools to secure urban
amenities and public benefits, including voluntary community
amenity contributions, density bonusing, and Amenity Cost
Charges (ACCs).
7.23. Amend the Zoning Bylaw to exclude well-designed and strategic
common amenity areas from Floor Area Ratio calculations.
7.24. Collaborate with residents and community partners to identify
priority amenities and improvements within different areas of
Langford.
7.25. Track progress on targets for urban nature, amenities, and multi-
modal infrastructure, and regularly update policies based on
performance metrics and community feedback.
7.26. Ensure supporting information appropriate to assess
development applications is submitted at each stage of the
development process to ensure focused and efficient approvals.
This should include:
7.26.1. At the rezoning stage: information necessary to confirm
that the proposed land use and density can be achieved
successfully on the site. This may consist of: a written
description outlining how the proposal addresses the
four outcomes of this Part and aligns with the City's
Official Community Plan (OCP) objectives; conceptual
architectural and site plans; conceptual landscape plans;
assessments as may be necessary to determine impact
to sensitive ecosystems or the urban forest; reports as
may be required to confirm impact to the road network,
stormwater management, and site servicing; and other
information as deemed necessary.
7.26.2. At the Development Permit stage: information necessary
to confirm compliance with the Zoning Bylaw, Subdivision
and Development Servicing Bylaw, and the Development
Permit Area Guidelines. This may consist of a full set
of dimensioned architectural drawings; a landscape
plan prepared by a registered landscape architect;
environmental impact assessments, including mitigation
and compensation measures; drawings and reports
prepared by a registered professional engineer; and
other information as deemed necessary.
Targets and Commitments
PART 7: High Quality City-Building
PART 8
Emphasizing
Housing Action
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Emphasizing
Housing Action
The Challenge
Similar to the wider Capital Regional District
(CRD), Langford has experienced a rapid rise
in housing costs. This has made renting and
homeownership increasingly unaffordable,
placing pressure on residents and limiting options
for many.
How do we expand housing choices and improve
affordability while ensuring homes are located
in well-connected areas as Langford grows to
100,000 residents? The challenge is not just to
build more housing, but to ensure it contributes
to a livable, sustainable, and economically
resilient city.
Desired Outcomes
1. Langford will offer a diverse range of housing
choices that meet the needs of all residents.
2. Homes addressing key areas of housing need
will be prioritized, significantly reducing core
housing need in the city.
3. All new homes will be well-connected
to transportation options, services, and
amenities.
PART 8: Emphasizing Housing Action
Significant progress has been made in increasing
housing diversity in Langford, particularly with the rise
of purpose-built rental apartments. During the 2016
census period, Langford's population grew by 31.8%,
resulting in the following shifts to the housing mix:
ӓ
Single-family homes declined from 40% to 35%.
ӓ
Renter households increased from 30% to 35%.
ӓ
The number of households experiencing core
housing need decreased from 12% to 10.7%.
Langford's Housing Needs Report (created in 2020 and
updated in 2024) identifies the key areas of housing
need to be addressed and planned for as part of this
next phase of growth. Creating additional rental and
ownership options in a variety of housing types will
continue to improve housing choice and equitable
access to housing suitable for residents of all ages,
abilities, and life stages.
Equally important is ensuring that housing is well-
connected to transportation options, services, and
amenities. Homes located within walking or cycling
distance of daily needs contribute to the viability of
local businesses, improve transit service, reduce traffic
congestion, lower emissions, and enhance quality of
life. Integrating housing with mobility options is crucial
for creating a complete and sustainable community.
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Defining Affordable Housing
ӓ
Affordable housing costs less than 30% of total before-tax
household income.
ӓ
Adequate housing is reported by their residents as not
requiring any major repairs.
ӓ
Suitable housing has enough bedrooms for the size and
makeup of the household.
ӓ
Core housing need occurs when people live in housing that is
not affordable, adequate, or suitable.
ӓ
Supportive housing is housing for people with disabilities,
seniors, or others who may benefit from on-site support
services, including social housing. Supportive housing also
encompasses special needs housing as this term is used
within the Local Government Act and the Langford Housing
Needs Report.
ӓ
The housing continuum is the range of housing types
and tenures, reflecting that people's housing needs
change throughout their life cycle and through changing
circumstances in their lives.
ӓ
The key areas of housing need identified in the Langford
Housing Needs Report includes housing types across the
housing continuum, including affordable housing, rental
housing, and special needs housing.
The Housing Continuum
PART 8: Emphasizing Housing Action
SOCIAL HOUSING
BELOW MARKET HOUSING
MARKET HOUSING
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PART 8: Emphasizing Housing Action
8.1. Continue to increase the diversity of housing types
and sizes to ensure housing choice for all ages,
abilities, and stages of life across the housing
continuum, including social housing, below-market
housing, and market housing.
8.2. Support a variety of tenure options, including
ownership, rental, non-profit, co-housing, and
cooperative housing.
8.3. Increase housing choice in existing low-rise
neighbourhoods at a ground-oriented scale,
including single-detached dwellings, duplexes,
townhomes, and three storey apartments.
Accessory suites in attached and detached forms
will be enabled as appropriate in the Zoning Bylaw.
8.3.1. Additional density to create Neighbourhood
Villages and Corner Convenience is
encouraged in the Complete Communities
designation in accordance with the
associated policies (See Part 6 - The Land
Use and Growth Management Strategy).
Desired Outcome #1: Langford will offer a diverse range of housing choices
that meet the needs of all residents.
1
8.4. Ensure housing for seniors as well as housing that
can accommodate larger households (including
two or more bedrooms) is integrated into multi-
family developments in the City Centre, Urban
Centres, and Corridors. Such developments should
also incorporate appropriate supporting amenities.
8.5. To create "eyes on the street" and active
street presence, multi-family developments
with residential uses on the ground floor will
incorporate individually accessed, walk-up homes
and/or active public spaces fronting onto streets,
where possible (see figure below).
8.5.1. Ground floor homes are encouraged to be
oriented towards larger households and/or
accessible.
8.6. Ensure accessible, adaptable, and universal
design features are an important aspect of
housing to support the ability of residents to age
in place and address mobility challenges.
Example of a corner townhouse development.
Figure: "Eyes on the Street."
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8.7. Integrate new housing that addresses the key
areas of housing need, including affordable
housing, rental housing, and supportive
housing, throughout the city, with an emphasis
on integrating such housing into the City Centre,
Urban Centres, and Corridors.
8.8. Seek partnerships with other levels of
government and non-profit housing providers to
access funding and housing programs to deliver
affordable housing and supportive housing.
8.9. Prioritize the use of municipal land and/or other
resources to deliver housing in key areas of
housing need and to maximize opportunities to
co-locate such housing with other community
spaces.
PART 8: Emphasizing Housing Action
Desired Outcome #2: Homes addressing key areas of housing need will be
prioritized, significantly reducing core housing need in the city.
2
8.10. Continue to support the development of
Indigenous-led housing through partnerships
and use of other municipal tools and resources,
such as permissive tax exemptions and grants.
8.11. Maintain a density benefits strategy to
incentivize the inclusion or cash-in-lieu of
affordable, rental, and supportive housing in
new developments, particularly in the City
Centre, Urban Centres, and Corridors.
8.12. Streamline development approval processes,
provide financial cost reduction, and/or reduce
municipal requirements such as parking for
development applications delivering housing in
key areas of need.
8.13. Ensure ongoing efficient delivery of
development approvals to ensure housing
supply can keep pace with housing demand.
8.14. Locate new housing, particularly higher-density
housing and housing that addresses the key
areas of housing need, near transportation
infrastructure that supports walking, rolling,
cycling, public transit, and other alternative
forms of transportation that provide access to
jobs, shops, services, and amenities.
8.15. Prioritize higher density housing in proximity
to the Langford Bus Exchange Transit-Oriented
Area on Station Avenue, in the City Centre along
the bus rapid transit route, and along future
transit priority corridors.
Desired Outcome #3: All new homes will be well-connected to transportation
options, services, and amenities.
3
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PART 8: Emphasizing Housing Action
To achieve the desired outcomes, Langford will:
8.16. Achieve a minimum of 5,081 new homes by 2030 and
16,942 new homes by 2045.
8.17. Reduce the number of households experiencing Core
Housing Need to below 10% by the 2026 census.
8.18. Pre-zone for affordable housing in the City Centre, Corridors
and Urban Centres
8.19. Conduct a land capacity analysis and ensure the Zoning
Bylaw accommodates the 20-year housing need by 2026.
8.20. Update the Housing Needs Report in 2028.
8.21. Provide annual reporting of the number and type of new
homes approved and completed.
8.22. Improve the tracking of Building Permit data to include the
tenure and size of new homes.
8.23. Following each Housing Needs Report update, review the
policies of this section to ensure the key areas of housing
need are prioritized and the targets are updated to reflect
any changes to the five-year and 20-year housing need
projections.
8.24. Create a Housing Strategy to provide direction on how the
City can improve housing choice and affordability; remove
barriers to housing in the key areas of housing need; ensure
the integration of family-sized housing into multi-unit
residential developments consisting of 4 or more storeys in
the City Centre, Urban Centres and Corridor Areas of this
Plan; and implement measures to achieve the outcomes of
this Part.
Targets and Commitments
PART 9
Climate Action and
Sustainable Infrastructure
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Climate Action
and Sustainable
Infrastructure
The Challenge
Langford must contribute to global and national
climate goals while ensuring local sustainability,
resilience, and livability. How can the city align its
efforts with federal and provincial targets while
meeting community-specific needs?
The challenge is twofold: first, reducing emissions
through better planning, infrastructure, and energy
use; and second, adapting to climate impacts
such as extreme weather, heatwaves, and water
shortages. Balancing these priorities will be key to
building a thriving, future-ready Langford.
Desired Outcomes
1. The energy and carbon performance of all new
and existing buildings will align with the City's
Climate Action Plan.
2. The City will successfully implement a zero-
waste strategy.
3. Resilience to the effects of climate change
will be supported by incorporating green
infrastructure systems, including trees, soil, and
shrubs.
4. Water conservation and sustainable wastewater
management practices will be fully integrated
into the City's community and corporate
operations.
5. Renewable energy adoption and efficient
energy systems will be actively encouraged and
widely implemented.
PART 9: Climate Action and Sustainable Infrastructure
A successful climate action strategy requires careful
integration into all aspects of city planning. Some cities
include a dedicated climate section in their OCP to
highlight its importance, while others embed climate
priorities throughout their land-use and transportation
policies, recognizing its role as a guiding principle.
Langford's OCP does both.
Every section of this Plan is developed with the climate
crisis in mind, alongside the four other major challenges
expressed by the Five Crises. At the same time, this
dedicated section highlights priorities beyond land use
and transportation, reinforcing Langford's commitment
to reducing greenhouse gas (GHG) emissions, improving
energy efficiency, and adapting to climate change. These
efforts not only help prevent the severe consequences
of inaction but also bring economic, social, and
environmental benefits to the community.
Canada's national goal is a 40% reduction in GHG
emissions by 2030, with net-zero emissions by 2050.
Achieving this requires coordinated action at all levels
of government--federal, provincial, regional, and
local. British Columbia's Local Government (Green
Communities) Statutes Amendment Act ('Bill 27', 2008)
mandates local governments to set GHG reduction
targets in their OCPs and outline the actions needed to
achieve them.
Langford is committed to climate action and sustainable
infrastructure. By advancing energy-efficient buildings,
waste reduction strategies, and adaptive infrastructure,
the City will build a low-carbon, resilient future that
benefits generations to come.
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9.1. Promote and support the development of energy-efficient,
high-performing, and low-carbon buildings (both new and
existing) to meet the City's climate action targets.
9.2. Lead by example and ensure that the performance of all
new and existing municipal and public buildings aligns with
the City's climate action targets.
9.3. Encourage, and where feasible regulate, sustainable building
design and construction practices in new developments and
retrofits of existing buildings, including but not limited to:
low-carbon building materials, reduced water consumption,
increased energy-efficiency, renewable energy systems,
minimized construction and demolition waste, and elements
that contribute to reduced urban heat island effect.
9.4. Require technology and charging stations for electric cars
and other electric micro-mobility devices (e.g. scooters,
e-bikes, etc.) in new multi-unit residential buildings.
Example of a new high-performance
and low-carbon building.
PART 9: Climate Action and Sustainable Infrastructure
9.5. Implement construction waste diversion targets and
incentives for deconstruction and recycling.
9.6. Work with other agencies or businesses to develop a local
construction waste recycling and reuse program.
9.7. Support education and community outreach programs to
encourage waste reduction, reuse, and recycling.
9.8. Promote and support policies and programs to minimize
waste generation and encourage waste diversion from
landfills.
9.9. Promote incorporation of circular economy principles in
local businesses and industries.
9.10. Promote reduction of kitchen and yard waste through
composting programs.
Example of a home being deconstructed.
Desired Outcome #1: The energy and carbon performance of all new and
existing buildings will align with the City's Climate Action Plan.
1
Desired Outcome #2: The City will successfully implement a zero-waste
strategy.
2
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9.11. Develop natural asset management policies and rainwater
management strategies to maintain and replace aging
infrastructure and create a more climate-resilient urban
environment.
9.12. Invest in technology and creative design to plant trees in
low equity areas and areas particularly subject to the urban
heat island effect, as determined through the Urban Forest
Management Plan (e.g. convert underutilized road ends,
install bump outs, use soil cells, etc).
9.13. Promote sustainable site design strategies that reduce
runoff and recharge groundwater (e.g. permeable
hardscapes, on-site retention, stormwater infiltration
systems, green spaces, rain gardens, bioswales, etc.) in new
developments, municipal buildings, and public lands.
9.14. Implement low-impact development and green
infrastructure practices in municipal buildings, parks,
streets, schools, and parking lots through requirements
and/or incentives.
9.15. Maximize opportunities to harvest waste heat, generate
energy, and reuse treated wastewater for irrigation.
9.16. Promote rainwater harvesting for non-potable uses (e.g.
toilet flushing, irrigation).
9.17. Ensure infrastructure adapts to future demands and a
changing climate.
9.18. Provide shading trees in rights-of-way and areas with
extensive hard surfaces, and encourage the use of
light-coloured materials for paving and roofing in new
developments, to reduce urban heat island effect, especially
in low tree equity areas as determined through the Urban
Forest Management Plan.
9.19. Educate residents about the benefits of keeping stormwater
infrastructure (e.g. catch basins) free of sediments and dry
leaves to ensure drainage systems function as intended
during flood events.
Example of a green
infrastructure system.
PART 9: Climate Action and Sustainable Infrastructure
Desired Outcome #3: Resilience to the effects of climate change will be
supported by incorporating green infrastructure systems, including trees, soil,
and shrubs.
3
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9.20. Support reduced water consumption through green building
policies.
9.21. Provide incentives for water-efficient fixtures and dual
piping systems.
9.22. Encourage selection of low-water or no-water demand plant
species for landscaping.
9.23. Promote integrated wastewater management technologies
that provide social, economic, and environmental benefits.
9.24. Require site-scale wastewater management systems for
private developments.
9.25. Investigate and implement neighborhood-scale wastewater
treatment solutions.
9.26. Support education and community outreach programs to
encourage water conservation practices.
9.27. Secure commitments for geo-exchange, solar energy, wind
systems, and other on-site renewable energy systems as
supplemental energy sources in new developments.
9.28. Secure agreements for district energy systems where
appropriate.
9.29. Retrofit streetlights, traffic lights, and public infrastructure
with energy-efficient technologies.
9.30. Promote the adaptability of site service infrastructure
to accommodate future energy system conversions and
reduce vulnerabilities to supply disruption (e.g. solar panel
installation, wind turbines, smart grids, excess energy
storage systems, etc.).
PART 9: Climate Action and Sustainable Infrastructure
Desired Outcome #4: Water conservation and sustainable wastewater
management practices will be fully integrated into the City's community and
corporate operations.
4
Desired Outcome #5 - Renewable energy adoption and efficient energy
systems will be actively encouraged and widely implemented.
5
District Energy System
Systems that heat or cool
many buildings from one
shared source--like a central
boiler or energy plant.
Example of a site-scale wastewater
management system.
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To achieve the desired outcomes, Langford will:
9.31. Analyze and implement, where strategic,
incentives that promote climate mitigation
strategies, while ensuring alignment with and
consideration of all other goals outlined in this
Plan, including:
9.31.1.
Floor Area Ratio exclusions.
9.31.2.
Development Cost Charge reductions.
9.31.3.
Density bonusing.
9.32. Reduce the City's corporate emissions by 50%
(from 2007 levels) by 2030, and achieve net
zero emissions by 2050.
9.33. Decrease community-wide GHG emissions by
61% from 2007 levels by 2038.
9.34. Implement policies to support all new
construction to be net-zero energy ready by
2032 and to reach zero operational emissions
from all new construction by 2030.
9.35. Require 100% of residential parking stalls in new
developments to be "EV-Ready."
9.36. Implement policies that support 25% of all
vehicles in Langford to be electric by 2030.
9.37. Encourage all new construction projects to
lower their embodied carbon emissions (e.g.
low carbon materials, design strategies, etc).
9.38. Complete and implement a Climate Action Plan.
9.39. Incorporate equity principles into climate action
planning and policy implementation.
9.40. Integrate a climate change mitigation and
adaptation lens into all City plans, policies, and
projects.
9.41. Monitor and report on the progress towards
achieving the City's community and corporate
climate action targets.
PART 9: Climate Action and Sustainable Infrastructure
Targets and Commitments
9.42. Collaborate with neighbouring municipalities
and other external agencies to implement
related GHG reduction targets.
9.43. Support knowledge dissemination, capacity-
building, and market transformation for climate
change mitigation, adaptation, and resilience.
9.44. Regularly update policies, targets, and actions
to incorporate the effect of changing climate
projections and to strengthen the community's
resilience to climate change impacts.
9.45. Revise contracts with vendors and/or service
providers to address fundamental sustainability
objectives.
9.46. Regularly update the Stormwater Master Plan
to account for the more intense and frequent
precipitation that is expected due to climate
change.
9.47. Regularly maintain the City's stormwater
infrastructure, and upgrade (where necessary)
to ensure excess precipitation is managed
during extreme weather events.
9.48. Continue to work with other levels of
government for the coordination of climate
action planning.
9.49. Establish an integrated utility or enter into
agreements with established utilities to
develop and deliver services that contribute to
sustainability goals.
PART 10
Protecting Ecological
Systems and Biodiversity
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Protecting Ecological
Systems and
Biodiversity
The Challenge
As Langford grows, greenspaces and
environmentally sensitive areas face increasing
pressure from development and a changing
climate. Thoughtful growth management can
help protect natural areas while creating new
parks and lands for long-term conservation and
community trust. At the same time, climate
change is amplifying threats such as wildfires,
storms, flooding, pests, heatwaves, and drought,
placing additional strain on local ecosystems.
Addressing these challenges requires careful
planning and long-term environmental
stewardship.
Desired Outcomes
1. Environmentally sensitive areas (ESAs) will be
protected and enhanced.
2. The urban forest will be healthy, climate-
resilient, and provide equitable access to the
ecosystem services and benefits it provides.
3. A thriving culture of collaboration will
support ecological conservation and wildfire
mitigation efforts.
4. A fully interconnected network of
greenspaces and habitat corridors will
be cherished and actively used by the
community.
PART 10: Protecting Ecological Systems and Biodiversity
A community's natural environment, parks, and
greenspaces are essential to sustainability and
livability. Langford, located within the Coastal Douglas-
fir zone in southwestern British Columbia, is home to
diverse ecosystems, including mature Douglas fir and
Garry oak forests. Major watersheds such as Colwood,
Millstream, and Bilston Creek further enrich this
unique bio-geoclimatic zone. The city's striking natural
features--its coastline, mountains, lakes, creeks, and
parks--shape its identity and enhance residents'
quality of life. Protecting these ecological systems and
ensuring continued public access is a key priority.
Nearly 90% of Langford's urban forest canopy (1,739
ha) lies within the city's forested areas, ranging from
small patches to large, contiguous parks and rural
lands. Preserving and managing these spaces is crucial
to maintaining environmental integrity and supporting
biodiversity.
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10.1. Prioritize placing retained ESAs into public trust
or ownership.
10.2. Collaborate with developers to ensure retention,
enhancement (e.g. invasive species removal),
connectivity, and/or compensation for ESAs in
and around development areas.
10.3. Limit access to ESAs through sensitive design.
10.4. Maintain ESAs within the ESA Development
Permit Area (see Appendices).
10.5. Ensure mapping of ESA Development Permit
Area is updated as new information is obtained.
ESAs should include, but not necessarily be
limited to: endangered and threatened habitats
such as Garry Oak ecosystems and/or wildlife
corridors, riparian corridors, wetlands, shoreline
habitats, and areas of habitat and biodiversity
value.
PART 10: Protecting Ecological Systems and Biodiversity
Desired Outcome #1: Environmentally sensitive areas (ESAs) will be protected
and enhanced.
1
10.6. Ensure ESA Development Permit Area guidelines
reflect updated technical and scientific data and
best practices.
10.7. Conserve biological diversity and protect
threatened and endangered species and
ecosystems, in alignment with provincial or
regional conservation planning and priority-
setting efforts.
10.8. Ensure every resident has equitable access to the
many benefits of the urban forest, including: regulating
temperatures and heat island effect, mitigating the impact
of storms, sequestering carbon and other pollutants,
cleaning air and water, supporting wildlife habitats and
biodiversity, improving physical and mental health, and
contributing to placemaking and economic prosperity.
10.9. Maintain a healthy urban forest that can withstand and
adapt to the impacts of climate change.
Desired Outcome #2: The urban forest will be healthy, climate-resilient, and
provide equitable access to the ecosystem services and benefits it provides.
2
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PART 10: Protecting Ecological Systems and Biodiversity
10.10. Pursue collaborative partnerships with local First Nations,
community organizations, and other levels of government
to enhance ecological resilience and safeguard the natural
environment.
10.11. Continue to support and encourage the involvement of
individuals and community organizations in managing
ESAs, removing invasive species, restoring and enhancing
natural habitats, preventing erosion, and installing signs to
inform and educate the public.
10.12. Proactively adopt initiatives that effectively support
the prevention of wildfires and interface fires through
the implementation of Langford's Community Wildfire
Resiliency Plan, FireSmart principles and climate
adaptation strategies.
Desired Outcome #3: A thriving culture of collaboration will support ecological
conservation and wildfire mitigation efforts.
3
10.13. Plan and develop green corridors as networks of connected
spaces integrating parks, natural areas, and developed
areas with habitat or greenspace value.
10.14. Work with neighbouring municipalities and other agencies
to plan and develop a collection of regionally connected
greenspaces and green corridors that will include parks,
natural areas, ESAs, and trails as well as developed areas
that have habitat and/or greenspace value.
10.15. Protect biodiversity and enhance ecosystem functionality
by preserving and connecting greenspaces and ESAs.
10.16. Enhance biodiversity within the urban forest, ESAs, and
landscaped areas located within private development
through the planting of species indigenous to the area,
including pollinator-friendly species and climate resilient
species.
10.17. Ensure the connectivity of the City's ESAs is a priority in
land use planning while framing the need for protection,
restoration, and connectivity across classes of natural and
urban features.
Desired Outcome #4: A fully interconnected network of greenspaces and
habitat corridors will be cherished and actively used by the community.
4
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To achieve the desired outcomes, Langford will:
10.18. Ensure an urban forest canopy of at least 40% in 2050.
10.19. Implement the Urban Forest Management Plan, with an
emphasis on the quick start and priority actions, including:
10.19.1. Plant at least 300-600 new trees (excluding
replacement trees) per year on public and
private property.
10.19.2. Enhance maintenance practices to maximize
the urban forest benefits of public trees
and to reflect sustainable, evidence-based
management practices.
10.19.3. Update regulatory bylaws (such as the zoning
bylaw, Development Permit Area guidelines, and
development servicing bylaw) to improve tree
outcomes.
10.19.4. Review and update the City's "State of the
Urban Forest" report every five years to monitor
changes and adjust policies as needed to
achieve the canopy target.
10.20. Update the ESA Development Permit Area maps and
guidelines to ensure, as much as possible, that the
maps accurately reflect the extent of ESAs and that the
guidelines are achieving desired outcomes.
10.21. Update bylaws to allow discretionary density bonusing,
reorganizing density on-site, or other variances in
exchange for the retention of important ESA or urban
forest features.
10.22. Require lands dedicated as park or greenspace to be treed
or otherwise natural ecosystems, as much as possible,
unless required for active park uses.
10.23. Develop a biodiversity conservation strategy to support the
coordinated acquisition, conservation, and enhancement
of the City's natural ecosystems.
PART 10: Protecting Ecological Systems and Biodiversity
Targets and Commitments
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Langford
Lake
Glen
Lake
Florence
Lake
Mount Wells
Regional Park
Goldstream
Provincial
Park
Mill Hill
Regional
Park
Thetis Lake
Regional
Park
Finlayson
Arm
District
of
Metchosin
District
of
Highlands
Town
of
View Royal
City
of
Colwood
Juan de Fuca
Electoral Area
Millstream Rd
L
ato
ri
a
R
d
Happy Valley Rd
Veter
a
ns M
e
morial
Pkwy
B
e
ar
M
o
unt
a
i
n
P
k
w
y
Trans-Canada Hwy
Glen
Lake
Rd
Goldstream Ave
Sooke Rd
Jacklin
Rd
Peatt Rd
La
n
gford
P
kwy
West Shore Pkwy
Leigh
Rd
Phipps
Rd
Se
t
c
h
fi
eld
A
v
e
Treanor
Ave
McCallum Rd
Humpback
Reservoir
Island Rail Corridor
Legend
First Nations Reserve
0
0.5
1
0.25
Kilometers
Prov/Reg Parks
City of Langford Boundary
Wetland
Older Forest
Terrestrial Herbaceous
Sensitive Ecosystems
River / Creeks
Woodland
Riparian Zones
MAP 6: SENSITIVE ECOSYSTEMS & HABITAT AREAS
PART 10: Protecting Ecological Systems and Biodiversity
PART 11
Economic Resilience and
Prosperity
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Economic
Resilience
and Prosperity
The Challenge
The COVID-19 pandemic taught us a lot about economic
resiliency. The impacts of the pandemic highlighted the
essential role of certain businesses, including grocery stores,
hardware stores, pet supply shops, home-based businesses,
and safety suppliers, in maintaining daily life. At the same
time, other businesses proved vital to maintaining local jobs,
supporting economic recovery, and enhancing community
well-being.
As the significant consequences of the climate crisis become
more commonly felt and as economic conditions such as
long-standing trade relationships become much more difficult
to predict and rely on, economic "shocks" become more
common. Economic health becomes less about successfully
predicting such shocks, and more about embedding resiliency
into the fabric of our business community.
How can Langford foster a resilient, innovative, and adaptable
economy that supports all businesses and ensures the
community remains strong in the face of future disruptions?
Desired Outcomes
1. Langford will be economically resilient and capable of
swiftly adapting to unexpected economic uncertainty.
2. Langford will be a regional destination for the knowledge
economy, shopping, and creative-based industries.
3. Langford's economic activity will encompass a wide range
of sectors to maintain a balanced and resilient economy.
PART 11: Economic Resilience and Prosperity
A strong, resilient economy is essential for a
thriving community. Local businesses play a
central role not only by providing goods and
services but by fostering entrepreneurship,
incubating new ventures, and strengthening
social connections. As the foundation of the
local economy, these businesses contribute
to a dynamic, inclusive, and prosperous city.
Equally important is expanding local
employment opportunities. Fostering
a diverse range of jobs within Langford
will reduce the need for commuting to
other areas, easing traffic congestion and
supporting a sustainable transportation
network. This approach builds local resiliency,
enhances quality of life, shortens commute
times, and keeps economic benefits within
the community.
A resilient economy means having the ability
to pivot, adapt to, and recover from external
disruptions, whether from natural disasters
(including the many consequences of climate
change), trade tariffs, global conflicts,
supply chain disruptions, pandemics, or
economic downturns. By fostering a diverse
and adaptable economy, Langford can
minimize job losses, protect livelihoods, and
sustain community well-being in the face
of future challenges, both predictable, and
unpredictable.
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PART 11: Economic Resilience and Prosperity
11.1. Emphasize innovation and collaboration, as it
has become a lot harder, if not impossible, to
predict the changes, challenges, and turning
points our community will face within the life of
this Plan. Change is not only harder to predict,
but it is also happening faster. Strategies and
policies should reflect this reality.
11.2. Assess and identify actions to enhance economic
resiliency as part of the Economic Development
Strategy.
Desired Outcome #1: Langford will be economically resilient and capable of
swiftly adapting to unexpected economic uncertainty.
1
11.3. Work to support the expansion of local and
regional serving businesses located in the
community.
11.4. Ensure the city remains a regionally (and
provincially) competitive, attractive, and
strategically nimble business destination.
11.5. Ensure land-use policies support and enable a
sufficient long-term supply of commercial and
industrial floor space capacity to meet local
and regional demands.
11.6. Work with development proponents to attract
'anchor' business tenants through proactive
development partnerships.
11.7. Collaborate with Royal Roads University to
establish an Innovation Studio at the West
Shore Campus to promote innovation and
entrepreneurship, and to connect students
with the business community.
Desired Outcome #2: Langford will be a regional destination for the knowledge
economy, shopping, and creative-based industries.
2
11.8. Create people-places, such as public squares,
plazas, and transformed streets, in commercial
and mixed-use areas that incorporate seating
areas, urban nature, and active design
elements to attract people, encourage them to
linger, and support local businesses.
11.9. Support and strengthen arts and cultural
activities such as festivals and performances
that advance economic development
objectives.
11.10. Expand local and regional tourism strategies to
attract visitors.
11.11. Support public realm infrastructure
improvements such as new benches, bus
shelters, water fountains, and bicycle racks to
expand the use of active and alternate modes
of transportation to commercial destinations.
11.12. Explore collaborative relationships with event
holders and businesses to expand the use of
alternate and active modes of transportation
to commercial destinations and events.
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11.13. Conduct a gaps analysis to determine what businesses and
services are missing in Langford.
11.14. Work with key partners to incorporate shopping amenities
(grocery stores, etc.) into new and existing commercial
and mixed-use buildings to meet the needs of a growing
population within a short walk, roll, or bike ride of homes.
11.15. Continue to support opportunities and partnerships for
meaningful First Nations tourism and business creation.
11.16. Ensure commercial spaces on the ground floor in the
downtown core are active uses that generate footsteps,
support urban density, and enhance livability.
11.17. Permit home-based business in all parts of the community
in all dwelling units.
11.18. Prioritize and lobby for job-rich industry types.
11.19. Encourage developers to work with downtown businesses
to collaborate on providing amenities that may not
be possible to include on-site (e.g. discounts for gym
memberships or local businesses).
11.20. Support the development of non-profit organizations in
the community, recognizing that they are employers and
have access to funding (e.g. from senior governments) that
bring new resources to the community.
Desired Outcome #3: Langford's economic activity will encompass a wide
range of sectors to maintain a balanced and resilient economy.
3
PART 11: Economic Resilience and Prosperity
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To achieve the desired outcomes, Langford will:
11.21. Adopt an Economic Development Plan that will gather
baseline information on Langford's economic sectors,
examine current trends and best practices in the context
of Langford's strengths and opportunities, and include an
action plan specifically addressing economic resilience,
including (but not limited to):
11.21.1. Development of business continuity programs.
11.21.2. Support for the development of robust business
retention and expansion programs.
11.21.3. Support for social enterprises and innovation that
focus on social and environmental outcomes (see
Part 12 - Embracing the Creative City).
11.21.4. Adoption of a "buy local program" supporting
local purchasing and procurement.
11.22. Update the zoning bylaw so that only active, pedestrian-
oriented uses are permitted on the ground floor in key
parts of the Downtown.
11.23. Establish minimum commercial unit size requirements
for mixed-use buildings to ensure new businesses have a
viable street presence and floorspace.
11.24. Conduct a downtown parking needs assessment with the
lens of economic development to ensure public parking
areas set appropriate turn around times to support
businesses.
11.25. Ensure Employment Lands (see Part 6 - Land Use and
Growth Management Strategy) are maintained to protect
the long-term availability and viability of light industrial
land uses.
11.26. Consider revitalization tax exemptions to attract
investment.
11.27. Work with other communities and key partners to continue
promoting and developing Langford and the West Shore
as a regional sport tourism, tourism, arts and culture, and
recreation destination.
Targets and Commitments
PART 11: Economic Resilience and Prosperity
PART 12
Embracing the
Creative City
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Embracing the
Creative City
The Challenge
How does Langford ensure that arts and culture
are not just supported, but fully integrated into
the City's planning decisions, economic and
social development, and urban design?
To develop a creative city, Langford must address
challenges such as venue shortages, gaps in arts
and culture infrastructure, and the need for
equity-driven solutions that enable all residents
to access and participate in cultural activities.
By prioritizing arts and culture as an essential
component of city-building, Langford can
reinforce its identity, improve livability, equity,
and inclusion, and identify new opportunities for
arts, culture, and social connection.
Desired Outcomes
1. Local First Nations will be involved in how
the City supports their community's arts
and culture needs, by fostering meaningful
partnerships.
2. Langford will host a vibrant and diverse array
of cultural spaces.
3. Arts and culture will seamlessly integrate
into City decision-making, with reduced
regulatory barriers that encourage creative
expression.
4. Creativity and innovation will thrive and help
shape the city.
PART 12: Embracing the Creative City
Arts and culture, encompassing language, food,
music, cinema, visual art, theatre, dance, and
more, play an essential role in fostering social and
economic prosperity. The cultural sector contributes
approximately $60 billion to the Canadian GDP
annually. Research indicates that participation in
arts and cultural activities is directly associated
with enhanced health, happiness, and a sense of
community belonging. Additionally, arts and culture
attract visitors, strengthen local economic networks,
and provide individuals with valuable lifelong
experiences.
Arts and culture play a significant role in community
development and support. Residents have indicated a
need for additional cultural infrastructure in Langford,
such as a performing arts centre and live music
venues of various sizes to encourage creativity and
foster social gatherings.
By integrating arts and culture into community
planning and urban development, Langford is
establishing itself as a "creative city"--a city that
thrives on the incorporation of innovation, diversity,
and creative expression.
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PART 12: Embracing the Creative City
12.1. Engage with local First Nations and
urban Indigenous artists to explore the
implementation of art features in public and
private development projects.
12.2. Actively involve First Nations and urban
Indigenous community members in public
celebrations, gatherings, and intercultural
events.
12.3. Recognize and honour Indigenous culture,
knowledge, and language through public art
and community events.
12.4. Ensure widespread public awareness and
acknowledgment of the true history of
Langford's territorial lands and the Nations
who have stewarded them.
Desired Outcome # 1 - Local First Nations will be involved in how the City
supports their community's arts and culture needs, by fostering meaningful
partnerships.
1
The Yos Pole: created by Master Carvers Moy
Sutherland Jr. from Tla-o-qui-aht First Nation (Tofino)
and John Marston from Stz'uminus First Nation
(Chemainus) and various Malahat Nation youth.
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PART 12: Embracing the Creative City
12.5.
Develop more outdoor music and performance spaces in
parks and other public areas.
12.6.
Explore partnerships with private and non-profit arts and
culture community groups and other levels of government
to review facilities needs to foster cultural expression (e.g.
performing arts centres).
12.7.
Ensure the availability of affordable venues for artists, arts
organizations, and cultural groups.
12.8.
Encourage the development of private performance and
gallery spaces in new developments.
12.9.
Enable public outdoor places for programmed or
spontaneous performances and art installations.
12.10. Foster public spaces that are culturally vibrant and
support social connection and cultural expression.
12.11. Link arts sector initiatives to beautification, revitalization,
and development efforts.
12.12. Provide funding for arts and culture groups, initiatives,
and programs for city-focused activities.
12.13. Apply equity, diversity, and inclusion approaches to
address barriers to access arts and culture space.
Desired Outcome #2 - Langford will host a vibrant and diverse array of cultural
spaces.
2
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12.22. Encourage the utilization of "third spaces" -
public and commercial spaces outside homes
and workplaces for gatherings, networking,
and socializing. These spaces should serve
as hubs for connection, collaboration, and
innovation, providing creative individuals,
including entrepreneurs, opportunities to
meet, share ideas, and work collaboratively.
12.23. Foster, encourage, and support open-
mindedness, innovative thinking, competent
risk-taking, and appreciation for differences
and diverse perspectives in a manner that
benefits both local and broader public
interests.
PART 12: Embracing the Creative City
Desired Outcome #4: Creativity and innovation will thrive and help shape the city.
4
12.24. Embrace a corporate culture that is open
to well-designed and evidence-based
experimentation by using methods such as
pilot projects to test new ideas.
12.25. Foster and highlight interculturalism by
promoting active engagement and dialogue
between diverse cultures, encouraging
interaction, mutual understanding, and the
development of a shared public culture.
12.14. Integrate arts and culture initiatives and
programming as part of new development
projects.
12.15. Create culturally vibrant public spaces that
promote social connection and cultural
expression, integrating them into amenity
expectations or capital projects.
12.16. Foster distributed creative-placemaking
throughout the city where residents and
visitors can experience and enjoy an artful
public realm.
12.17. Consider providing municipal properties or
resources to assist with the upfront capital
costs and/or operating endowment for an arts
and culture centre.
Desired Outcome #3 - Arts and culture will seamlessly integrate into City
decision-making, with reduced regulatory barriers that encourage creative
expression.
3
12.18. Enable new or repurposed spaces for
professional and community arts and cultural
activities in areas well served by public transit
and other modes of transportation through
zoning amendments.
12.19. Reduce excessive parking minimums that create
barriers for entertainment businesses in central
locations that are accessible by public transit
and active modes of transportation.
12.20. Create opportunities to showcase local artists
in public spaces, prioritizing Indigenous artists.
12.21. Support and expand The Langford Station Arts
and Cultural District as a public gathering place.
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To achieve the desired outcomes, Langford will:
12.26. Consult with local First Nations, urban Indigenous peoples,
residents, businesses, artists, and other key partners to
identify needs and priorities for arts and culture, with a
focus on inclusivity, diversity, equity, and accessibility.
12.27. Conduct corporate training on the use of Reconciliation
language, paired with decolonial actions.
12.28. Set a target for cultural space per 100,000 residents.
12.29. Create and implement an Arts and Culture Strategy to
determine how best to showcase and celebrate the diverse
cultures in Langford.
12.30. Work with other West Shore communities and key partners
to contribute funding to an arts and culture centre
(dedicated use and/or multi-use).
Targets and Commitments
PART 12: Embracing the Creative City
PART 13
Food Systems and
Security
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Food Systems and
Security
The Challenge
Currently, only about 10% of the food consumed
on Vancouver Island is locally produced,
leaving Langford heavily reliant on imports.
This dependence contributes to greenhouse
gas emissions, increased traffic, food quality
concerns, and lost economic opportunities.
Supporting a more self-reliant food system
can address these challenges while improving
sustainability and resilience. While the
Agricultural Land Reserve (ALR) plays a valuable
role in protecting land for food production,
it offers limited support for promoting active
cultivation.
How can Langford tackle these challenges and
boost local food production and self-reliance
amid unpredictable factors, like fluctuating tariffs
and climate change, that threaten food systems
and supply chains?
Desired Outcomes
1. All residents will have consistent access to
affordable, healthy, and locally sourced food
within walking distance.
2. Agricultural lands will be protected,
productive, and harmoniously integrated
with urban development.
PART 13: Food Systems and Security
Access to affordable, healthy food is essential to
quality of life. Food systems and local food security are
becoming increasingly important, as they are linked to
human and environmental health, economic resilience,
and the ability to withstand climate change and rising
energy costs. The availability, quality, and affordability
of local food shapes food choices, making a well-
functioning food system a foundation of community
well-being.
Langford recognizes the importance of localizing
food production, processing, and distribution to
build a resilient and sustainable food system. As an
urban community with limited farmland, Langford's
food system relies on a mix of small-scale farms,
co-operatives, food distributors, grocery stores, local
restaurants, and a farmers' market. However, this
infrastructure is not enough to support true food
self-reliance.
Rising food prices, supply chain disruptions, and
unpredictable global factors such as climate change,
trade tariffs and trade restrictions highlight the urgency
of expanding local food security. Langford must take
strategic action to strengthen food production and
distribution while supporting sustainable agricultural
practices to build long-term resilience.
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PART 13: Food Systems and Security
13.1. Support community and non-profit groups to
establish or expand food-growing programs,
facilities, and activities.
13.2. Engage with and support local organizations
who are working in the areas of food security,
food access, and food self-sufficiency.
13.3. Leverage funds from new developments to
acquire land and infrastructure for community
gardens.
13.4. Identify locations for community gardens as part
of the Parks and Trails Master Plan, ensuring
at least one per neighborhood, particularly in
higher-density areas.
Langford Spring 2021 Farmers Market.
Desired Outcome #1: All residents will have consistent access to affordable,
healthy, and locally sourced food within walking distance.
1
13.5. Incentivize the inclusion of food growing
opportunities into new multi-family
development.
13.6. Encourage the planting of edible plant species
in landscaped areas within new development,
parks, and boulevards, where appropriate.
13.7. Encourage the development of locally owned
and locally sourced grocery stores, markets,
corner convenience stores, cafes, and
restaurants in new and existing neighborhoods.
13.8. Actively promote farmer's markets, food fairs,
and celebrations of local food producers.
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13.9. Acquire farmland for community trust management,
ensuring long-term agricultural use.
13.10. Investigate incentives to promote farming as the primary
activity on all agricultural land, including underutilized
farmland.
13.11. Preserve agricultural land by implementing edge-planning
policies to prevent encroachment from development and
to minimize potential conflicts.
13.12. Support the inclusion of viable agricultural lands into
the Agricultural Land Reserve and consider farm tax
exemptions to stimulate local farming.
13.13. Ensure density targets support a sustainable local food
economy.
13.14. Support the development of greenhouses, vertical
agriculture (indoor growing of crops using stackable
shelves), and other advanced agricultural methods.
13.15. Encourage farmland under production to expand
production, host community events, and establish farm
stands to showcase their products and other locally
sourced goods.
13.16. Focus on enhancing food security by encouraging value-
added processing, greenhouse operations, and farm-to-
table initiatives.
13.17. Facilitate cooperation amongst individuals or groups
working towards increasing community agriculture
activities.
13.18. Promote innovative and sustainable farming practices on
underutilized or city-owned lands.
13.19. Perform cost-benefit analyses to evaluate new initiatives,
such as farm tax exemptions.
PART 13: Food Systems and Security
Desired Outcome #2 - Agricultural lands will be protected, productive, and
harmoniously integrated with urban development.
2
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To achieve the desired outcomes, Langford will:
13.20. Identify and reduce any municipal barriers to increasing
the production of food on agricultural lands and the
resilience of the food system.
13.21. Establish a minimum of one community garden per
neighborhood by the time we reach 100,000 people.
13.22. Establish targets for local food production.
13.23. Permit community gardens in all commercial, residential,
and public zones, including parks and utility corridors.
13.24. Amend the zoning bylaw to permit farmer's markets on
public lands and facilities, including parks and schools.
13.25. Ensure all neighborhoods have access to locally owned
food outlets and markets.
13.26. Include allotment gardens in a density benefits strategy to
encourage the incorporation of food growing opportunities
into new multi-family development.
13.27. Ensure private patios or balconies in new multi-family
developments are large enough to place food-growing
planter boxes.
13.28. Work with regional partners to promote locally grown
food, such as Buy Local initiatives.
13.29. Develop metrics to track progress on objectives, such as
the number of community gardens, local food production
rates, the number of households within walking distance
of a grocery store, and reductions in food-related GHG
emissions.
13.30. Continue to develop food security tools and strategies in
the context of various applicable work programs.
PART 13: Food Systems and Security
Targets and Commitments
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District of Metchosin
Sooke Rd
W
e
s
t S
hore
Pkwy
Lato
r
ia
Rd
Luxton Rd
Glen Lake Rd
Happy
Valley
Rd
Galloping Goose Regional Trail
Legend
City of Langford Boundary
0
0.2
0.4
0.1
Kilometers
Glen
Lake
Mount Wells
Regional Park
Prov/Reg Parks
ALR
MAP 7: AGRICULTURAL LAND RESERVE (ALR) INVENTORY
PART 13: Food Systems and Security
PART 14
Parks, Places, and Services
for People
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Parks, Places, and
Services for People
The Challenge
Langford has a shortage of parks and public
spaces that serve diverse recreational, cultural,
and social needs. Traditional Park planning has
not fully addressed the demand for accessible
gathering spaces in an increasingly urban city,
including public squares, plazas, and streets
designed as welcoming places for people.
Expanding and reimagining these spaces is key to
creating a cohesive and inclusive public realm.
Additionally, the growing population requires
more space for essential services such as health
care, childcare, social services, and education.
While many of these fall outside municipal
jurisdiction, the City must work with partners to
reduce barriers, integrate space for services into
new developments, and advocate for support
from higher levels of government.
Desired Outcomes
1. Langford will have a connected network of
parks and people-places, including plazas,
squares, and transformed streets.
2. Placemaking will shape vibrant, inclusive
parks and people-centered spaces.
3. Accessible, safe, and affordable public spaces
and services will be available to all.
PART 14: Parks, Places, and Services for People
Public spaces--parks, plazas, squares, and well-
designed streets--are vital for creating vibrant,
healthy, and inclusive communities. In Langford,
these spaces promote physical and mental well-being,
foster social connections, support cultural expression,
and enhance active transportation networks.
By prioritizing equitable access and innovative
placemaking, the city can transform its public realm
into a dynamic network of gathering places that
strengthen community life, economic success, and
environmental sustainability.
Strong social infrastructure is also essential to
community well-being. Access to urgent and primary
care, social services, childcare, and education must
keep pace with Langford's rapid growth. Currently,
many residents must travel outside the city to meet
these needs. Ensuring that essential services are
available locally is critical to creating the complete
community envisioned in this OCP.
CITY OF LANGFORD OCP | BYLAW NO. 2200
96
14.1. Ensure a comprehensive network of parks
and people-places is equitably distributed
across the city to serve all neighbourhoods,
community needs, abilities, and demographics.
14.2. Integrate parks and people-places into
broader urban planning initiatives,
enhancing connections within and between
neighbourhoods.
14.3. Connect parks and people-places with active
transportation corridors and greenways.
14.4. Ensure neighbourhoods have access to a
range of parks and people-places that serve
different functions, including active uses such
as playgrounds, sport courts, and passive uses
such as natural greenspace and trails.
14.5. Use people-places to enhance and strengthen
growing urban areas by activating the space
between buildings and creating "magnets" that
attract and keep people.
PART 14: Parks, Places, and Services for People
Desired Outcome #1: Langford will have a connected network of parks and
people-places, including plazas, squares, and transformed streets.
1
14.6. Strengthen social connections through the
design of transportation networks that prioritize
active transportation, equitable mobility, and
improved health outcomes for all residents
14.7. Work with adjacent municipalities to plan
and develop a "West Shore Greenbelt" that
connects greenspaces such as parks, trails, and
natural areas throughout the region.
14.8. Maximize public access to waterbodies such
as lakes and creeks, ensuring City ownership
and limited access to environmentally sensitive
areas (ESAs) where appropriate.
CITY OF LANGFORD OCP | BYLAW NO. 2200
97
14.9. Create meaningful and affordable public
gathering spaces for community celebration,
civic engagement, and contemplation to
strengthen sense of place and community.
14.10. Ensure the planning and design of parks
and people-places integrate interactive and
engaging public art and opportunities for
diverse social, cultural, economic, recreational,
and celebratory activities.
14.11. Promote temporary and seasonal public realm
activations, such as opening streets for people/
closing to vehicles and pop-up events, to
enhance vibrancy and engagement.
PART 14: Parks, Places, and Services for People
Desired Outcome #2: Placemaking will shape vibrant, inclusive parks and
people-centered spaces.
2
14.12. Create opportunities for both spontaneous and
programmed activities in parks and people-
places.
14.13. Encourage community input through surveys,
advisory councils, and youth engagement
initiatives, ensuring diverse representation in
decision-making processes.
14.14. Foster community engagement in the design
and programming of public spaces to reflect
local needs and identities.
CITY OF LANGFORD OCP | BYLAW NO. 2200
98
PART 14: Parks, Places, and Services for People
14.15. Adopt the 8-to-80 principle to create a network of parks
and people-places that are welcoming for residents of all
ages and abilities and are connected by accessible active
transportation corridors.
14.16. Ensure equitable access to parks and people-places by
considering factors such as age, gender, ethnicity, and
mobility constraints during planning and design phases.
14.17. Maintain an understanding of community needs for
recreation, parks, people-places, and social services by
conducting needs assessments and collaborating with
community groups, external agencies, and other levels of
government.
14.18. Work with recreation providers to:
14.18.1. Optimize existing facilities, such as West
Shore Parks & Recreation and the Langford
Aquatic Centre, for both social and recreation
programming.
14.18.2. Provide a range of recreational programs for all
ages, including indoor and outdoor activities that
promote physical and mental health.
14.19. Support community groups in the ongoing development
and operation of social programs and facilities to serve the
needs of residents.
14.20. Work with key partners and developers to incorporate
space for community groups, libraries, childcare centres,
and/or health care offices and social services into new
development.
14.21. Support the expansion of educational facilities, including
pre-schools, K-12 schools, and post secondary institutions
to ensure lifelong learning opportunities for all residents.
14.22. Encourage new group childcare, public schools, and senior
serving facilities to be located in close proximity to each
other to foster intergenerational learning opportunities.
14.23. Communicate, collaborate, and advocate to other
agencies and levels of government to ensure local needs
for education, health care, community safety, and social
services are adequately addressed as the city grows.
Desired Outcome #3: Accessible, safe, and affordable public spaces and
services will be available to all.
3
8-to-80 Principle
The 8 to 80 principle
recognizes that building a city
that is safe and accessible for
8 year olds and 80 year olds
will work for everyone.
CITY OF LANGFORD OCP | BYLAW NO. 2200
99
PART 14: Parks, Places, and Services for People
To achieve the desired outcomes, Langford will:
14.24. Maintain a Parks and Trails Master Plan in
order to guide decisions related to property
acquisitions and the planning, design, and
delivery of parks and public spaces.
14.25. Require lands dedicated as park or greenspace
to be treed or otherwise natural ecosystems,
provide public access, enable active or
recreational uses, or provide expressed benefit
to the community.
14.26. Increase the amount of City-owned parkland
by 50% by the time we reach 100,000
residents.
14.27. Ensure that neighbourhoods integrate safe,
connected, and nearby natural greenspaces,
parks, and play areas for children and youth.
14.28. Ensure 95% of residents live within 400m of
a usable park or public space by the time we
reach 100,000 residents.
14.29. Prioritize the acquisition of new parkland in
under-served and low equity neighbourhoods.
14.30. Universally apply requirements under the Land
Title Act that require access to water bodies
at the time of subdivision (BC Land Title Act
Section 75 (1) (c)).
14.31. Maintain density bonusing strategies to secure
parkland dedications and the incorporation
of community spaces into new development,
with the intent of optimizing all available land
acquisition and dedication tools.
Targets and Commitments
14.32. Create and implement a Placemaking Strategy
to identify locations and programming
opportunities for both temporary and
permanent activation of public spaces into
people-places.
14.33. Support the role of the West Shore Parks &
Recreation Society as a major provider of
recreational services and programs in the
West Shore, while adding local recreational
opportunities within Langford.
14.34. Work with partners to define and create
multi-use facilities such as community centres,
areas for events and festivals, sports groups,
community groups, and public gathering places
as part of development projects.
14.35. Collaborate with the Sooke School District in
identifying opportunities for new K-12 schools
in key growth areas, and to develop additional
joint-use agreements to ensure efficient use of
public lands.
14.36. Ensure maximum potential for the provision
of childcare, medical, and school facilities in
zoning bylaws.
14.37. Advocate to other levels of government and
external groups to establish additional urgent
and primary care facilities in Langford.
CITY OF LANGFORD OCP | BYLAW NO. 2200
100
Langford
Lake
Glen
Lake
Florence
Lake
Mount Wells
Regional Park
Goldstream
Provincial
Park
Mill Hill
Regional
Park
Thetis Lake
Regional
Park
Finlayson
Arm
District
of
Metchosin
District
of
Highlands
Town
of
View Royal
City
of
Colwood
Juan de Fuca
Electoral Area
Millstream Rd
L
ato
ri
a
R
d
Happy Valley Rd
Veter
a
ns M
e
morial
Pkwy
B
e
ar
M
o
unt
a
i
n
P
k
w
y
Trans-Canada Hwy
Glen
Lake
Rd
Goldstream Ave
Sooke Rd
Jacklin
Rd
Peatt Rd
La
n
gford
P
kwy
West Shore Pkwy
Leigh
Rd
Phipps
Rd
Se
t
c
h
fi
eld
A
v
e
Treanor
Ave
McCallum Rd
Humpback
Reservoir
Island Rail Corridor
Legend
City of Langford Boundary
First Nations Reserve
Prov/Reg Parks
Municipal Parks & Open Space
0
0.45
0.9
0.225
Kilometers
MAP 8: PARK AND GREENSPACE INVENTORY
PART 14: Parks, Places, and Services for People
CITY OF LANGFORD OCP | BYLAW NO. 2200
101
Langford
Lake
Glen
Lake
Florence
Lake
Mount Wells
Regional Park
Goldstream
Provincial
Park
Mill Hill
Regional
Park
Thetis Lake
Regional
Park
Finlayson
Arm
District
of
Metchosin
District
of
Highlands
Town
of
View Royal
City
of
Colwood
Juan de Fuca
Electoral Area
Millstream Rd
L
ato
ri
a
R
d
Happy Valley Rd
Veter
a
ns M
e
morial
Pkwy
B
e
ar
M
o
unt
a
i
n
P
k
w
y
Trans-Canada Hwy
Glen
Lake
Rd
Goldstream Ave
Sooke Rd
Jacklin
Rd
Peatt Rd
La
n
gford
P
kwy
West Shore Pkwy
Leigh
Rd
Phipps
Rd
Se
t
c
h
fi
eld
A
v
e
Treanor
Ave
McCallum Rd
Lakewood
Elementary
School
Millstream
Elementary
School
Crystalview
Elementary
School
Savory
Elementary
School
Happy Valley
Elementary
School
Lighthouse
Christian
Academy
Willway
Elementary
School
Belmont
Secondary
School
School District
62 Offices
Spencer
Middle
School
Ruth King
Elementary
School
University
Lellum
Middle
School
Pexsisen
Elementary
School
Grace
Baptist
Church
Humpback
Reservoir
City Centre
Island Rail Corridor
YMCA-
YWCA
Future
School
Future
School
Future
School
#3
#1
#2
Western
Community
Baptist
Church
Lutheran
Church
Gordon
United
Church
Jehova
Witness
Hall
Legend
Community Centre
Religious Iinstitutions
Schools
Fire Halls
City of Langford Boundary
Prov/Reg Parks
0
0.5
1
0.25
Kilometers
First Nations Reserve
MAP 9: INSTITUTIONAL USES & INSTITUTIONS INVENTORY
PART 14: Parks, Places, and Services for People
APPENDIX A
Development Permit Areas
CITY OF LANGFORD OCP | BYLAW NO. 2200
103
APPENDIX A: Development Permit Areas
Appendix A: Development Permit Areas
Development Permit and Development Approval Information Areas - General
Designations, Objectives and Justifications.
In order to establish objectives for the form and character of new development, the City
of Langford designates the following as development permit areas pursuant to Section
488(1)(e) and (f) of the Local Government Act:
a.
All Industrial land;
b.
All Commercial land;
c.
All Multi-Family Residential land;
d.
All Two-Family (Duplex) Multi-Family Residential land;
e.
All Intensive Residential land, which is defined as all land within subdivision plans
that include more than three lots under 550 m2 in area; and
f.
All land containing a Garden Suite or Carriage Suite.
As these areas will be the location of most major development in Langford during
the period covered by the official community plan, it is important that the form and
character of development be of a high-quality design and a consistent design theme
(see High-Quality City Building). The guidelines created pursuant to this section ensure
that development incorporates good site planning, safe and convenient multi-modal
transportation, articulated and attractive building facades, aesthetically pleasing and
usable public/private open space areas, and efficient servicing.
The City of Langford designates all areas identified on Maps 10 - 12 as Development
Permit Areas for the purpose of protecting the natural environment, its ecosystems
and biological diversity from development pursuant to Section 488(1)(a) of the Local
Government Act. These are areas of environmental sensitivity.
Notwithstanding the areas shown on Map 10, the Riparian Development Permit Area
includes all areas within 43m (141ft) of the high water mark of any watercourse.
In relation to any areas shown on Map 10 comprising or connected to a ravine, the
Riparian Development Permit Area includes, despite the appearance of the area on Map
10, an area defined by the following criteria, and for that purpose a "ravine" is a narrow
valley with an average grade on either side greater than 3:1 measured between the high
water mark of the water body contained in the valley and the top of the valley bank,
and the top of the valley bank is the point nearest the water body beyond which the
average grade is less than 3:1 over a horizontal distance of at least 15 meters measured
perpendicularly to the water body:
Applicants are required to provide a checklist or statement indicating how their proposal complies with the
development permit area guidelines applicable to their development. Where some element of the proposal
or design does not comply with a guideline, a justification identifying the divergence and the reason shall be
provided. Council may diverge from any particular development permit guideline where a compelling rationale
that preserves the qualitative intent of the guidelines is supplied.
CITY OF LANGFORD OCP | BYLAW NO. 2200
104
APPENDIX A: Development Permit Areas
a.
For a ravine less than 60 meters wide, an area on both sides of the water body
measured from the natural boundary of the water body to a point that is 30 meters
beyond the top of the ravine bank; and
b.
For a ravine 60 meters wide or greater, an area on both sides of the water body
measured from the natural boundary of the water body to a point that is 10 meters
beyond the top of the ravine bank.
The City of Langford designates all areas identified on Maps 13, 14, and 15 as a
Development Permit Area for purpose of protecting development from natural hazards,
pursuant to Section 488(1)(b) of the Local Government Act. These areas include
floodplains, steep slopes, and areas of poor drainage.
The City of Langford designates all lands shown as extreme or high hazard on Map 16
as a Development Permit Area for the protection of development from wildfire hazard,
pursuant to Section 488(1)(b) of the Local Government Act, for the purpose of ensuring
that development within high and extreme wildfire hazard risk areas occurs in a way that
minimizes the risk to persons and property associated with these hazards.
The City of Langford designates all lands identified on Map 17 as the Sooke Road
Commercial Revitalization Development Permit Area, and all lands identified on Map 18
as the City Centre Development Permit Area as commercial revitalization development
permit areas pursuant to Section 488(1)(d) of the Local Government Act. The form
and character of development in these areas is of particular importance to the City's
image. The City has particular objectives to encourage revitalization of older commercial
premises to ensure that new development incorporates pedestrian-oriented site planning,
articulated and attractive building design, site amenities, and high quality public and
private realm landscaping.
The City further designates all of the lands designated as development permit areas as
areas for which development approval information may be required under Section 484
of the Local Government Act. The justification for these designations is to ensure that
Council has the ability to secure necessary information for considering development
applications in order that:
ӓ
Traffic and storm water runoff resulting from development are well-managed;
ӓ
Rare, endangered, or sensitive ecosystems, plants, and animals are identified and
protected and development impacts mitigated;
ӓ
Development is protected from hazardous conditions; and
ӓ
The density, public realm, and form and character of new development are of
high quality and best suited to both the surrounding properties and the vision of
community established in the OCP.
Development permit objectives and guidelines relating to site planning, building form
& character, environmental protection and protecting development from hazardous
conditions for the development permit areas defined in this section are located in a
series of Appendices to the City of Langford Zoning Bylaw.
Council has the authority to issue a Development Permit which may be used to vary bylaw
provisions other than the use or density of land or floodplain specifications.
Council may consider requests for relief of bylaw specifications (e.g., height, siting
of buildings and parking requirements) where such change is appropriate from an
environmental perspective or represents a community benefit.
CITY OF LANGFORD OCP | BYLAW NO. 2200
105
Langford
Lake
Glen
Lake
Florence
Lake
Mount Wells
Regional Park
Goldstream
Provincial
Park
Mill Hill
Regional
Park
Thetis Lake
Regional
Park
Finlayson
Arm
District
of
Metchosin
District
of
Highlands
Town
of
View Royal
City
of
Colwood
Juan de Fuca
Electoral Area
Millstream Rd
L
ato
ri
a
R
d
Happy Valley Rd
Veter
a
ns M
e
morial
Pkwy
B
e
ar
M
o
unt
a
i
n
P
k
w
y
Trans-Canada Hwy
Glen
Lake
Rd
Goldstream Ave
Sooke Rd
Jacklin
Rd
Peatt Rd
La
n
gford
P
kwy
West Shore Pkwy
Leigh
Rd
Phipps
Rd
Se
t
c
h
fi
eld
A
v
e
Treanor
Ave
McCallum Rd
Humpback
Reservoir
Island Rail Corridor
Legend
City of Langford Boundary
First Nations Reserve
Prov/Reg Parks
0
0.5
1
0.25
Kilometers
Riparian Zones
MAP 10: RIPARIAN ZONES
APPENDIX A: Development Permit Areas
CITY OF LANGFORD OCP | BYLAW NO. 2200
106
Langford
Lake
Glen
Lake
Florence
Lake
Mount Wells
Regional Park
Goldstream
Provincial
Park
Mill Hill
Regional
Park
Thetis Lake
Regional
Park
Finlayson
Arm
District
of
Metchosin
District
of
Highlands
Town
of
View Royal
City
of
Colwood
Juan de Fuca
Electoral Area
Millstream Rd
L
ato
ri
a
R
d
Happy Valley Rd
Veter
a
ns M
e
morial
Pkwy
B
e
ar
M
o
unt
a
i
n
P
k
w
y
Trans-Canada Hwy
Glen
Lake
Rd
Goldstream Ave
Sooke Rd
Jacklin
Rd
Peatt Rd
La
n
gford
P
kwy
West Shore Pkwy
Leigh
Rd
Phipps
Rd
Se
t
c
h
fi
eld
A
v
e
Treanor
Ave
McCallum Rd
Humpback
Reservoir
Island Rail Corridor
Legend
First Nations Reserve
0
0.5
1
0.25
Kilometers
Prov/Reg Parks
City of Langford Boundary
Wetland
Older Forest
Terrestrial Herbaceous
Sensitive Ecosystems
River / Creeks
Woodland
Riparian Zones
MAP 11: SENSITIVE ECOSYSTEMS
APPENDIX A: Development Permit Areas
CITY OF LANGFORD OCP | BYLAW NO. 2200
107
Langford
Lake
Glen
Lake
Florence
Lake
Mount Wells
Regional Park
Goldstream
Provincial
Park
Mill Hill
Regional
Park
Thetis Lake
Regional
Park
Finlayson
Arm
District
of
Metchosin
District
of
Highlands
Town
of
View Royal
City
of
Colwood
Juan de Fuca
Electoral Area
Millstream Rd
L
ato
ri
a
R
d
Happy Valley Rd
Veter
a
ns M
e
morial
Pkwy
B
e
ar
M
o
unt
a
i
n
P
k
w
y
Trans-Canada Hwy
Glen
Lake
Rd
Goldstream Ave
Sooke Rd
Jacklin
Rd
Peatt Rd
La
n
gford
P
kwy
West Shore Pkwy
Leigh
Rd
Phipps
Rd
Se
t
c
h
fi
eld
A
v
e
Treanor
Ave
McCallum Rd
Humpback
Reservoir
Island Rail Corridor
Legend
City of Langford Boundary
First Nations Reserve
Prov/Reg Parks
0
0.5
1
0.25
Kilometers
* Includes Garry Oak & associated ecosystem inventory data from 2007.
Please note that this inventory data has not been verified and will
be confirmed by an appropriate qualified consultant through the
DP process as per guidelines in Bylaw 1201
Areas With Potential Habitat
and Biodiversity *
MAP 12: AREAS WITH POTENTIAL HABITAT AND BIODIVERSITY VALUES
APPENDIX A: Development Permit Areas
CITY OF LANGFORD OCP | BYLAW NO. 2200
108
Langford
Lake
Glen
Lake
Florence
Lake
Mount Wells
Regional Park
Goldstream
Provincial
Park
Mill Hill
Regional
Park
Thetis Lake
Regional
Park
Finlayson
Arm
District
of
Metchosin
District
of
Highlands
Town
of
View Royal
City
of
Colwood
Juan de Fuca
Electoral Area
Millstream Rd
L
ato
ri
a
R
d
Happy Valley Rd
Veter
a
ns M
e
morial
Pkwy
B
e
ar
M
o
unt
a
i
n
P
k
w
y
Trans-Canada Hwy
Glen
Lake
Rd
Goldstream Ave
Sooke Rd
Jacklin
Rd
Peatt Rd
La
n
gford
P
kwy
West Shore Pkwy
Leigh
Rd
Phipps
Rd
Se
t
c
h
fi
eld
A
v
e
Treanor
Ave
McCallum Rd
Humpback
Reservoir
Island Rail Corridor
Legend
City of Langford Boundary
First Nations Reserve
0
0.5
1
0.25
Kilometers
Prov/Reg Parks
200 Year Floodplain
MAP 13: 200 YEAR FLOODPLAIN
APPENDIX A: Development Permit Areas
CITY OF LANGFORD OCP | BYLAW NO. 2200
109
Langford
Lake
Glen
Lake
Florence
Lake
Mount Wells
Regional Park
Goldstream
Provincial
Park
Mill Hill
Regional
Park
Thetis Lake
Regional
Park
Finlayson
Arm
District
of
Metchosin
District
of
Highlands
Town
of
View Royal
City
of
Colwood
Juan de Fuca
Electoral Area
Millstream Rd
L
ato
ri
a
R
d
Happy Valley Rd
Veter
a
ns M
e
morial
Pkwy
B
e
ar
M
o
unt
a
i
n
P
k
w
y
Trans-Canada Hwy
Glen
Lake
Rd
Goldstream Ave
Sooke Rd
Jacklin
Rd
Peatt Rd
La
n
gford
P
kwy
West Shore Pkwy
Leigh
Rd
Phipps
Rd
Se
t
c
h
fi
eld
A
v
e
Treanor
Ave
McCallum Rd
Humpback
Reservoir
Island Rail Corridor
#2
Legend
City of Langford Boundary
First Nations Reserve
Prov/Reg Parks
Areas with slope
gradient greater than 30%
0
0.5
1
0.25
Kilometers
MAP 14: STEEP SLOPES
APPENDIX A: Development Permit Areas
CITY OF LANGFORD OCP | BYLAW NO. 2200
110
Langford
Lake
Glen
Lake
Florence
Lake
Mount Wells
Regional Park
Goldstream
Provincial
Park
Mill Hill
Regional
Park
Thetis Lake
Regional
Park
Finlayson
Arm
District
of
Metchosin
District
of
Highlands
Town
of
View Royal
City
of
Colwood
Juan de Fuca
Electoral Area
Millstream Rd
L
ato
ri
a
R
d
Happy Valley Rd
Veter
a
ns M
e
morial
Pkwy
B
e
ar
M
o
unt
a
i
n
P
k
w
y
Trans-Canada Hwy
Glen
Lake
Rd
Goldstream Ave
Sooke Rd
Jacklin
Rd
Peatt Rd
La
n
gford
P
kwy
West Shore Pkwy
Leigh
Rd
Phipps
Rd
Se
t
c
h
fi
eld
A
v
e
Treanor
Ave
McCallum Rd
Humpback
Reservoir
Island Rail Corridor
Legend
City of Langford Boundary
First Nations Reserve
0
0.5
1
0.25
Kilometers
Prov/Reg Parks
Drainage Concern
MAP 15: DRAINAGE CONCERNS
APPENDIX A: Development Permit Areas
CITY OF LANGFORD OCP | BYLAW NO. 2200
111
Langford
Lake
Glen
Lake
Florence
Lake
Mount Wells
Regional Park
Goldstream
Provincial
Park
Mill Hill
Regional
Park
Thetis Lake
Regional
Park
Finlayson
Arm
District
of
Metchosin
District
of
Highlands
Town
of
View Royal
City
of
Colwood
Juan de Fuca
Electoral Area
Millstream Rd
L
ato
ri
a
R
d
Happy Valley Rd
Veter
a
ns M
e
morial
Pkwy
B
e
ar
M
o
unt
a
i
n
P
k
w
y
Trans-Canada Hwy
Glen
Lake
Rd
Goldstream Ave
Sooke Rd
Jacklin
Rd
Peatt Rd
La
n
gford
P
kwy
West Shore Pkwy
Leigh
Rd
Phipps
Rd
Se
t
c
h
fi
eld
A
v
e
Treanor
Ave
McCallum Rd
Humpback
Reservoir
Island Corridor
0
0.5
1
0.25
Kilometers
Legend
City of Langford Boundary
First Nations Reserve
Interface Fire Hazard
Extreme
High
Moderate
Low
MAP 16: INTERFACE FIRE HAZARD AREAS
APPENDIX A: Development Permit Areas
CITY OF LANGFORD OCP | BYLAW NO. 2200
112
Glen
Lake
Sooke Rd
Walfr
ed
Rd
Happy Valley Rd
Glen La
ke Rd
G
len
Lake Rd
Lo
ch Glen Pl
H
a
sl
a
m Ave
Glennan
Rd
Mo
n
n
i
n
g
ton Pl
W
illshire Dr
Lod
mell Rd
L
o
d
mell Rd
Ayton Pl
A
nde
r
s
R
d
Rowils
Cres
Southglen
D
r
Ernhill
D
r
Jacklin Rd
Peace K
e
epin
g
C
r
e
s
Myles Ma
nsell R
d
W
a
lf
red
Rd
City of Colwood
City of Colwood
Galloping Goose Regional Trail
Legend
City of Langford Boundary
0
100
200
50
Meters
Prov/Reg Parks
Sooke Road Commercial Revitalization
Development Permit Area
MAP 17: SOOKE ROAD DPA
APPENDIX A: Development Permit Areas
CITY OF LANGFORD OCP | BYLAW NO. 2200
113
ALDWYND RD
AVE
RD
AZALEA LN
ARNCOTE
AVE
CAVALCADE TERR
CORNERSTONE
CL
DUNCAN LN
IVORY COVE PLAT
ATTICUS CRT
KELLY RD
ATTREE AVE
ARNCOTE
PL
CAVALCADE
TERR
BULLEN
CRT
FERGUS CRT
VIOLA
PL
SCAFE RD
PL
SAVORY RD
SPENCER RD
SYBRONDEN RD
1
RODNEY RD
KINGSGATE DR
LEQUESNE AVE
RD
JACOBSON RD
PRESTON
WAY
RAYCROFT PL
MATSON RD
SKOGSTAD
JACKLIN RD
STRATHMORE RD
CITATION
RD
SECRE
BROCK AVE
WAY
FLORENCE
LAKE
RD
TARIAT WAY
RHAPSODY PL
WREN
GOLDSTREAM AVE
T R A N S
AFFIRMED PL
McCALLUM RD
AVE
SHAW
DAWN LN
MAIN
ENTRANCE
SLEEPY HOLLOW
SUNSET
GLEN
JUTTA
GDNS
LAKESIDE PL
FLORENCE
TERR
FLORENCE LAKE RD
MARTIN RIDGE
SETCHFIELD
AVE
EARLS
PROSPECTOR
WAY
FLEETWOOD
AVE
LER
TONE DR
MILLS
DEVILLE
MILLSTREAM
RD
MILLSTREAM RD
V E T E R A N S
M E M O R I A L P K W Y
TACON PL
BELLAMY
SU
MOCHA
TERR
WHITEHORN PL
McCALLUM
RD
RED
RD
TERR
SUNSHINE
SKEDANS
SKEDANS
PL
RD
INGTON AVE
C A N A D A
H W Y 1
DR
SUNRISE
VALLEY
STATION AVE
MEAFORD AVE
ARBOUR LN
CO
AVE
WINDMAN CRT
WINDMAN LANE
V E T E R A N S
M E M O R I A L
P K W Y
DAYMEER PL
WENTWICH RD
WENTWICH RD
STRANDLUND
TOTH PL
ALDWYND RD
FAIRWAY AVE
VETERANS MEMORIAL PKWY
APRELL PL
BRYN
MAUR RD
WAGAR AVE
WINSTER RD
LARKHALL RD
DR
WINSTER RD
GRANDERSON RD
HOFFMAN AVE
ATKINS
GOLDSTREAM AVE
AVE
MASSIE
DANBROOK
BRITTANY DR
HENRY ENG PL
R A I L W A Y
N A N A I M O
STOCKEY PL
AVE
PERCY PL
RD
PEATT RD
ARNCOTE
AVE
SUNDERLAND RD
ROCKINGHAM
MARLISA PL
CHARMAR
CRES
CARTMEL CL
BELLBARBIE CRES
DINAN PL
MALTBY PL
CLAUDE RD
PEATT RD
FAIRWAY
WENTWICH
RAINVILLE
RD
AVE
DUNCAN PL
JODRELL CRT
AVE
RITA
KARR RD
FURBER RD
LEIGH
RD
AVE
DUNFORD
RD
LINDA LN
COSTIN
AVE
RD
CARLOW
BRAY
TENNIS
MAURICE LANE
COURT
LANE
RD
ORONO AVE
ORONO AVE
HOCKLEY AVE
HOCKLEY AVE
JACKLIN
VAN ISLE
WAY
REVILO PL
KNOTTY PINE RD
PEATT RD
HOCKLEY AVE
RD
AVRILL
AVE
GLEN
WILL
GLEN LAKE RD
PL
GLENNAN RD
TERLANE
JACKLIN
RD
REX RD
HULL RD
CHURCHWOOD PL
PL
OW
AVE
JENKINS AVE
LANGFORD PKWY
PHIPPS RD
ACKLIN RD
GOLDSTREAM
MILLSTREAM RD
PHIPPS RD
CLAUDE RD
MARTIN RIDGE
BAMBOO PL
HASLAM AVE
BRANT PL
BRANT PL
EILEEN ANDERSON DR
PROGRESS PL
AQUA CRT
MCMURDO TERR
FLINT AVE
REUNION AVE
STATION AVE
GOLDSTREAM AVE
MOONSTONE LOOP
MASSIE CL
SELWYN RD
GATEWAY RD
CITY GATE BLVD
SPRINGBOARD PL
McCALLUM RD
McCALLUM RD
WHIRLAWAY CRES
PHAROAH MEWS
JUSTIFY PL
MASSIE DR
BRICKSHIRE DR
CITY GATE BLVD
STONEBROOK LN
WISTERIA RIDGE
RD
FLORENCE
LAKE
CITY OF COLWOOD
CITY OF COLWOOD
0
250
500
125
Meters
Legend
City Centre Development Permit Area
MAP 18: CITY CENTRE DPA
APPENDIX A: Development Permit Areas
APPENDIX B
Regional Context
Statement
CITY OF LANGFORD OCP | BYLAW NO. 2200
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APPENDIX B: Regional Context Statement
1. Managing and Balancing Growth
1.1
Keep Urban Settlement Compact
The City of Langford's municipal boundary is coincident with the Urban Containment
Boundary designated on Map 3a (Growth Management Concept Plan) of the RGS.
Part 6 (the Growth Management & Land Use Strategy) of this OCP designates areas where
growth is intended, controlled, or limited so as to ensure a compact urban settlement.
Intended growth areas include a range of land use designations that enable mid- to higher
density development, including City Centre, Urban Centres, and Corridors.
The City Centre is identified as one of five "sub-regional nodes" in the RGS Map 3b
(Settlement Concept - Detail) in Langford. The density and land-use mix enabled and/
or mandated within the City Centre supports the RGS intention for sub-regional nodes,
which states: scale and intensity of development supports the area as a sub-regional
employment, commercial and community destination and serves as a commuter
destination from within the sub-region. Surrounding areas feature a mix of uses and
higher density residential development.
The Westhills Urban Centre is further identified as one of 15 "nodes" in the RGS Map 3b
(Settlement Concept - Detail) in Langford. Nodes are intended to enable the following:
scale and intensity of development supports local-serving employment, commercial and
community services and serves as a destination for residents proximate to the node.
Surrounding areas feature residential uses of varying densities. The policies and intent for
lands within the Urban Centres designation of this OCP aligns with the objectives of the
node designation within the RGS.
A Regional Growth Strategy (RGS) is a regional planning framework developed in partnership by the regional
district and member municipalities in order to promote human settlement that is socially, economically, and
environmentally healthy and that makes efficient use of public facilities and services, land, and other resources
(Section 428 of the Local Government Act).
The current RGS that applies within the Capital Regional District (CRD) was approved by the CRD Board in March
2018, and amended in 2021. A regional context statement (RCS) must be incorporated in the OCP of all local
governments included within a RGS in order to identify the policy links that exist between an OCP and a RGS. This
acknowledges that local planning and land use policies are expected to align with and work towards the goals and
objectives established in the RGS.
The RGS contains a series of objectives related to managing and balancing growth, environment and
infrastructure, housing and community, transportation, economic development, food systems, and climate
action. The City of Langford's OCP aligns with and supports these objectives, and contributes significantly to
the implementation of this regionally coordinated approach to a successful and sustainable Capital Region. The
following sections identify the OCP policies that relate to each objective and demonstrate this alignment.
Appendix B: Regional Context Statement
CITY OF LANGFORD OCP | BYLAW NO. 2200
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APPENDIX B: Regional Context Statement
While the role of the City Centre and Westhills Urban Centre within the region is
specifically acknowledged by the RGS, the development of additional nodes in Langford
is not precluded. Langford's OCP does include (and has included in past OCPs) several
additional Urban Centres that function at the RGS "node" level in order to enable such
destinations in proximity to a wider range of neighbourhoods.
Other intended growth areas include Employment Lands, where industrial uses are
protected and further enabled; and Corridors, where mid-rise buildings and a mix of land
uses are permitted.
These primary intended growth areas are supported by lands within the Complete
Communities designation, the policy intent of which is to enable a range of ground-
oriented housing types. This designation also enables mid-rise, mandated mixed-use
Neighbourhood Villages and Corner Convenience buildings at locations meeting certain
criteria to incentive the incorporation of new shops, services, and amenities within
neighbourhoods.
The Pre-Committed Growth Area designation acknowledges where previous approvals for
significant, longer-term, master-planned communities have already been granted; and the
Future Policy Areas designation identifies those lands where development is not expected
to occur in this planning phase due to various constraints such as lack of access to roads,
transportation options, and municipal services, and other factors such as interface fire
hazard risk.
This OCP further aligns with and supports the 2038 employment and population
projections for the West Shore, as stated in Table 1 of the RGS. Part 8 (Emphasizing
Housing Action) includes the five- and 20-year housing needs targets from the Langford
Housing Needs Report, as well as policies and actions to support these targets. Part 6
(Land-Use and Growth Management Strategy) identifies the areas of Langford where
this population growth will occur, as well as the areas where industrial and commercial
development is mandated or enabled to support the creation of additional employment
opportunities. Part 11 (Economic Resilience and Prosperity), Part 12 (Embracing the
Creative City), and Part 14 (Parks, Places, and Services for People) further outline policies
and actions to support a robust local economy in a diverse range of sectors. These policies
act together to support local resilience, enhance quality of life, shorten commute times,
and keep economic benefits within the community.
This OCP is highly focused on implementing RGS Objective 1.1 by focusing new
development approvals on urban infill development, further densifying existing serviced
and built-up areas, and completing the build-out of the Pre-Committed Growth Areas.
This OCP supports Langford's ongoing alignment with the RGS target to accommodate a
minimum of 95% of the region's new dwelling units within the Urban Containment
Policy Area.
1.2 Protect the Integrity of Rural Communities
Rural/Rural Residential policies of the RGS do not apply to the City of Langford, as the City
is entirely within the Urban Containment Boundary identified on Map 3a of the RGS.
The policies of this OCP with respect to patterns of compact urban settlement within the
Urban Containment Boundary should alleviate the pressure to develop areas designated
Rural/Rural Residential in the RGS that occur within other municipalities within the region.
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APPENDIX B: Regional Context Statement
2.Environment and Infrastructure
2.1 Protect, Conserve and Manage Ecosystem Health
Areas in the City included in the Capital Green Lands Policy Area include local, regional,
and provincially managed park and recreational spaces. Part 14 (Parks, Places, and
Services for People) reinforces the recreational and environmental value of connected
parks and greenspaces within and beyond the City.
The City of Langford contains numerous significant Regional and Provincial Parks,
including Goldstream Provincial Park, Mount Wells Regional Park, Sooke Hills Wilderness
Regional Park, Thetis Lake Regional Park, and Mill Hill Regional Park. Adding to this are
many regionally significant local parks, including, but not limited to, Centennial Park,
Veterans Memorial Park, Langford Lake Park, Glen Lake Park, as well as the Jordie Lunn
Bike Park and Langford Gravity Zone.
The protection and acquisition of additional parkland to support Langford's growing
population remains a top priority. The creation and implementation of a Parks and Trail
Master Plan is a key action identified within this OCP, and this process will consider and
support the expansion of regionally connected parks and trail networks, including the sea-
to-sea green/blue belt and the completion of the Regional Trail Network.
Part 10 (Protecting Ecological Systems and Biodiversity) recognizes the value of the urban
forest, natural areas, and environmentally sensitive areas. This Part includes policies
and actions to ensure these areas continue to provide important community benefits as
Langford continues to grow, including mitigating the effects of climate change, and by
providing ecosystem services, health benefits, placemaking opportunities, and economic
benefits.
The City has development permit area guidelines in place to protect environmental
features on public and private property, including wetlands, watercourses, lakes, sensitive
plant communities, and natural habitat and biodiversity features. Part 10 includes policies
to review and update these guidelines to ensure they are successfully achieving desired
outcomes, and to explore other tools to incentivize the retention of natural ecosystems,
environmentally sensitive areas, and urban forests.
Part 9 (Climate Action and Sustainable Infrastructure) includes policies that support waste
reduction, water conversation, sustainable wastewater management practices, renewable
and efficient energy systems, and the expanded use of green infrastructure practices to
support sustainable site design strategies.
2.2 Manage Regional Infrastructure Services Sustainably
The City of Langford is entirely within the Urban Containment Policy Area, so all lands
within Langford can be connected to the regional water system in line with this Objective.
Section 6.10 of this OCP requires all growth and development to be connected to both
water and sewer systems, and that the City work with service providers to prioritize
any expansions and upgrades to these existing systems to accommodate growth within
the intended growth areas, as outlined in Part 6 (Land-Use and Growth Management
Strategy). This will support the intention of this objective to promote settlement patterns
that are cost effective and efficient to service, and further identifies the priority lands for
service expansions.
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APPENDIX B: Regional Context Statement
3. Housing and Community
3.1 Create Safe and Complete Communities
The central framework of this OCP is to create a compact, mixed-use community that
offers diverse housing and transportation choices throughout, and enables a variety of
shops, services, amenities, and parks within a short walk/bike/roll of where people live.
The maps and policies in Part 6 (Land-Use and Growth Management Strategy) set out how
and where this will be achieved at different scales throughout the intended growth areas
enabled by this OCP.
Part 5 (Mobility Choice, Not Car Dependency), Part 7 (High Quality City-Building), Part 8
(Emphasizing Housing Action), and Part 14 (Parks, Places, and Services for People) provide
further policy support and implementation details regarding the City's commitment to
the principles of RGS Objective 3.1 and the associated target to increase the number of
people living with complete communities.
This OCP designates lands with natural hazards, including the 200-year floodplain and
areas of drainage concern, high and extreme interface fire hazard, and steep slopes
as development permit areas. The identified hazard must be assessed by a qualified
professional and a development permit may identify areas where development may
not occur and/or measures to mitigate risk of the hazard to both the development and
surrounding lands. Part 9 (Climate Action and Sustainable Infrastructure) includes support
to update the City's policies to integrate a climate adaptation and mitigation lens, which
will be applied to the development permit area guidelines
3.2 Improve Housing Affordability
Policies in Part 8 (Emphasizing Housing Action) of this OCP incorporate the findings of
Langford's Housing Needs Report and support the development of a range of housing
choices along the housing continuum to accommodate the needs of all ages, abilities,
household sizes, and stages of life. The key areas of housing need identified in the
Housing Needs Report, including affordable housing, rental housing, and special needs
housing, are enabled throughout the city. This Part also includes policies that emphasize
and incentivize the incorporation of these housing types in key growth areas, including
the City Centre and Urban Centres. The five-year and 20-year housing need projections
are included in this OCP and will be monitored over time.
These policies of this Part align with RGS objective 3.2 and will support the associated
targets to increase the supply of affordable housing and reduce the number of people in
core housing need or experiencing homelessness within the region.
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APPENDIX B: Regional Context Statement
4. Transportation
4.1 Improve Multi-Modal Connectivity and Mobility
Part 6 (Land-Use and Growth Management Strategy) of this OCP integrates transportation
planning and land use planning by directing density to the areas of the City with current
or planned multi-modal transportation choices, and where shops, services and amenities
can be accessed within a short walk, bike, or roll from homes.
This multi-modal transportation network will link neighbourhoods to the City Centre,
Urban Centres, Corridors, transit hubs, and active transportation corridors including the
E&N Rail Trail and the Galloping Goose Regional Trail.
Part 5 (Mobility Choice, Not Car Dependency) and Part 7 (High Quality City-Building) also
emphasize the alignment of the OCP with RGS objective 4.1 through policies that identify
how the City, community partners such as BC Transit, other levels of government, and
new development can coordinate and support improvements to the multi-modal network
such that the mode-share of all trips made by walking, rolling, cycling, and/or public
transit increases to 42% by the time Langford reaches 100,000 residents. This mode-share
target for Langford aligns with the associated target of the RGS.
These policies prioritize infrastructure improvements according to the modal hierarchy,
incorporate "complete streets" and all ages and abilities design objectives, support
transportation demand management, and highlight the critical role of collaborative
advocacy and regional coordination to improve public transit ridership and coverage.
5. Economic Development
5.1 Realize the Region's Economic Potential
The RGS goal of strengthening the regional economy is supported by multiple sections of
this OCP, including Part 6 (Land-Use and Growth Management Strategy), Part 11 (Economic
Resilience and Prosperity), and Part 12 (Embracing the Creative City).
Part 6 aligns with this objective by designating and protecting employment lands for
industrial activities and by enabling, mandating, and incentivizing commercial land uses in
the intended growth areas of the city. The OCP supports a variety of economic uses that add
to the interesting and dynamic fabric of the community, from home-based businesses to
large scale mixed-use Centres. An important objective of this OCP is to provide suitable land
areas for industrial, commercial, and business activities to provide local job opportunities
and strengthen the City's tax base.
Part 11 emphasizes the City's commitment to supporting and expanding Langford's role as
a regional shopping and tourism destination, fostering a diverse and adaptable economy
that includes a wide range of sectors, and supporting innovation and entrepreneurship. Part
12 acknowledges that arts and culture are an important economic driver, and an essential
component of city-building that promotes social connections and cultural expression.
The Renewable Resource Lands identified in the RGS include areas that are within the
Agricultural Land Reserve and privately held forested lands. Through Part 6, the ALR lands
are designated for agricultural use (see additional alignment below) and the forested lands
are within a block of lands designated as Future Policy Areas that will be further assessed
in the future, and act as a buffer between more rural areas and existing or intended settled
areas in the meantime.
Through these policies, this OCP will help achieve this RGS objective and the associated
jobs/population ratio target.
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6. Food Systems
6.1 Foster a Resilient Food and Agriculture System
Policies in Part 13 (Food Systems and Security) of this OCP align with this objective of the
RGS by promoting and supporting food production and access to locally sourced food.
This Part highlights the City's intention to protect and encourage the active farming of
agricultural lands, including through innovative and sustainable methods. Policies also
incentivize the inclusion of food growing opportunities into new developments, enable
community gardens in all neighbourhoods, and support the expansion and celebration
of a local food economy. The Agricultural land-use designation of Part 6 (Land-Use and
Growth Management Strategy) reinforces the protection of agricultural lands, while Part
7 (High Quality City-Building) further supports the incorporation of community or private
gardens into the design of new developments.
These policies aim to increase the amount of agricultural land in food production
and support urban agriculture throughout the city. While the OCP doesn't include a
municipal target for increasing agricultural land in food production, it does include a
target to establish one community garden in each Langford neighbourhood as well as a
commitment to establish a local food production target.
7. Climate Action
7.1 Significantly Reduce Community Based Greenhouse Gas Emissions
Part 9 (Climate Action and Sustainable Infrastructure) aligns with RGS objective 7.1
through policies that promote the development of energy-efficient, high-performance,
and low-carbon buildings, including both new buildings and retrofits to existing buildings.
Policies further support incorporating climate resilience considerations into asset
management and infrastructure practices and seek opportunities to increase use of
renewable, efficient, and clean energy sources. The development of a climate action plan
to identify climate-related risks and a strategy to adapt to and mitigate the effects of
these changes and risks is identified as an action to implement components of this OCP.
The central framework of this OCP is to create a compact, mixed-use city that offers
diverse housing and transportation choices throughout, protects local employment lands,
and enables a variety of shops, services, amenities, and parks within a short walk/bike/
roll of where people live. In addition to many other public benefits, the integration of
land-use and transportation decisions in conjunction with the policies of Part 9 provide a
solid foundation from which the City can make progress towards reducing GHG emissions
locally and regionally. The OCP supports the policies of this objective and aligns with the
RGS target to reduce GHG emissions within the region by 61% (from 2007 levels) by 2038.
APPENDIX C
Sand and Gravel Deposits
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Appendix C: Sand and Gravel Deposits
Langford
Lake
Glen
Lake
Florence
Lake
Mount Wells
Regional Park
Goldstream
Provincial
Park
Mill Hill
Regional
Park
Thetis Lake
Regional
Park
Finlayson
Arm
District
of
Metchosin
District
of
Highlands
Town
of
View Royal
City
of
Colwood
Juan de Fuca
Electoral Area
Millstream Rd
L
ato
ri
a
R
d
Happy Valley Rd
Veter
a
ns M
e
morial
Pkwy
B
e
ar
M
o
unt
a
i
n
P
k
w
y
Trans-Canada Hwy
Glen
Lake
Rd
Goldstream Ave
Sooke Rd
Jacklin
Rd
Peatt Rd
La
n
gford
P
kwy
West Shore Pkwy
Leigh
Rd
Phipps
Rd
Se
t
c
h
fi
eld
A
v
e
Treanor
Ave
McCallum Rd
Humpback
Reservoir
Island Rail Corridor
Legend
City of Langford Boundary
First Nations Reserve
Prov/Reg Parks
0
0.5
1
0.25
Kilometers
Sand and Gravel Deposits
MAP 19: SAND AND GRAVEL DEPOSITS
APPENDIX C: Sand and Gravel Deposits
Official Community Plan
BYLAW NO. 2200